HomeMy Public PortalAbout05-22-2023 COW Agenda and PacketCommittee of the Whole Workshop of the President and the Board of
Trustees
Monday, May 22, 2023
7:00 PM
24401 W. Lockport Street
Plainfield, IL 60544
In the Boardroom
Agenda
A.CALL TO ORDER, ROLL CALL, PLEDGE
B.APPROVAL OF THE MINUTES
B.1.Approval of the Minutes of the Committee of the Whole Workshop and Executive
Session held on May 8, 2023.
05-08-2023 COW Minutes
C.PRESIDENTIAL COMMENTS
D.TRUSTEES COMMENTS
E.PUBLIC COMMENTS (3-5 minutes)
F.WORKSHOP
F.1.DES PLAINES STREET MIXED USE PROJECT & PARKING GARAGE
Seeking Board input as it relates to a mixed-use development project in Downtown
Plainfield that would include a parking garage financed by the Village of Plainfield.
Des Plaines Mixed Use Parking Garage Staff Report
F.2.MARNETTE MIXED-USE DEVELOPMENT (CASE 1992-01252.SU.SPR.FP)
Seeking Board input regarding a special use for a planned development to permit a
mixed-use development for the property located at southeast corner of Village Center
Drive and Van Dyke Road.
Marnette Apartments Staff Report
REMINDERS -
•May 29 Village Offices closed for Memorial Day
•June 5 Next Village Board Meeting – 7:00 p.m.
•June 6 Plan Commission – 7:00 p.m.
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Committee of the Whole Workshop of the President and the Board of Trustees Page - 2
•June 8 Historic Preservation Commission – 7:00 p.m.
•June 12 Next Committee of the Whole Workshop – 7:00 p.m.
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Minutes of the Committee of the Whole Workshop of the President
and the Board of Trustees
Held on May 8, 2023
In the Boardroom
Mayor Argoudelis called the meeting to order at 7:00 p.m. Board present: Mayor Argoudelis,
Trustee Bonuchi, Trustee Kalkanis, Trustee Kiefer, Trustee Ruane, and Trustee Wojowski. Board
absent: Trustee Larson. Others present: Joshua Blakemore, Administrator; Michelle Gibas, Village
Clerk; Scott Threewitt, Public Works Director; Jon Proulx, Planning Director; Jake Melrose,
Economic Development Director; Traci Pleckham, Management Services Director; Lonnie Spires,
Building Official; and Robert Miller, Chief of Police.There were approximately 9 persons in the
audience.
Trustee Ruane moved to approve the Minutes of the Committee of the Whole Workshop and
Executive Session held on March 27, 2023. Second by Trustee Wojowski. Voice Vote. All in favor,
0 opposed. Motion carried.
PRESIDENTIAL COMMENTS
Mayor Argoudelis commented on a vacancy on the Plan Commission and encouraged anyone
interested to apply.
TRUSTEE COMMENTS
No Comments.
PUBLIC COMMENTS
No Comments.
WORKSHOP
1)HISTORIC PRESERVATION COMMISISON OVERVIEW
Mr. Michael Bortel, Chairman of the Historic Preservation Commission, gave a presentation
highlighting the Downtown Historic District, National Register of Historic Places, Historic
Preservation Tax Credits, East Side Historic District, Certificate of Appropriateness, Landmarks, and
potential new historic district.
Mayor Argoudelis thanked Mr. Bortel for the presentation and thanked all the Historic Preservation
Commissioners for their service.
2)STERLING BAY
Administrator Blakemore stated that Village staff has been working with the development group,
Sterling Bay, exploring the opportunity to bring approximately two (2) million square feet of
industrial development to the 152 acres at the southwest corner of 143rd Street & Frontage Road.
From staff’s perspective, this has been one of the better opportunities for industrial development
given its adjacency to Interstate 55; however, the exorbitant costs of infrastructure improvements
required for the site continues to make the development unviable without assistance. Administrator
Blakemore pointed out that prior to proceeding with negotiations, the developer is requesting
feedback on whether the Board supports the concept and supports potential property tax abatements.
Representatives from Sterling Bay gave a presentation highlighting past project experience, project
location, off site water improvements, off-site sanitary improvements, and off-site roadway
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Village of Plainfield
Committee of the Whole Meeting Minutes – May 8, 2023
Page 2
improvements. The representatives estimate the costs of off-site improvements to be approximately
$10 million.
Trustee Bonuchi inquired as to the distance to the existing homeowners, conversations with other
taxing jurisdictions, and status of the 143rd Street East extension. Trustee Ruane indicated supported
for the project and tax abatements provided the other jurisdictions agree. Trustee Kiefer indicated
support and stated he likes the location. Trustee Wojowski indicated support for abatements,
location, and encouraged consideration of the view for the existing homeowners. Trustee Kalkanis
indicated support but would like to see the I-55 interchanges improvements first. Mayor Argoudelis
pointed out that he is representing the property owners on the land contract.
Maryl Betzwiser encouraged the Board to support the project and to consider a TIF District.
Mayor Argoudelis thanked the applicant and read the reminders.
Trustee Bonuchi moved to adjourn to Executive Session as permitted under the Open Meetings Act
under Section 2(c)(5) to discuss property acquisition, not to reconvene. Second by Trustee Ruane.
Vote by roll call. Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, absent; Ruane, yes; Wojowski,
yes. 5 yes, 0 no, 1 absent. Motion carried.
The meeting adjourned at 8:08 p.m.
Michelle Gibas, Village Clerk
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24401 W. Lockport Street · Plainfield, IL 60544
Phone (815) 436-7093 Fax (815) 436-1950
www.plainfieldil.gov
TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES
FROM: JAKE MELROSE, AICP, E.D. DIRECTOR
DATE: MAY 22, 2023
SUBJECT: DOWNTOWN MIXED-USE PROJECT & PARKING
GARAGE DISCUSSION
LOCATION: 15018 S Des Plaines St
CURRENT ZONING: B5 Traditional Business District/R-1 Single Family Residential
COMP. PLAN: Mixed-Use/Multi-Family
DISCUSSION
A new concept plan is being proposed by a local development group to construct a 3-story mixed-
use building with 30-40 condominiums located approximately at 15018 S Des Plaines Street. The
development group is also proposing to construct a 453-stall attached parking garage with the
project which they are requesting the Village would ultimately purchase from the development
group upon completion.
Below is a summary of the staff’s initial findings associated with the project.
PROPERTY BACKGROUND
The subject area currently has multiple parcels and ownership requiring land assemblage. Redhead
Rentals is a private ownership group that owns 14,600 SF of property in the area – this property
owner is part of the development group. The Plainfield Township owns approximately 13,000 SF
of property in the project area and the Village of Plainfield owns approximately 29,000 SF of space
within the building area that is currently used as the Des Plaines Public Parking Lot.
The township and privately held properties are both B5 Traditional Business District, which
permits the mixed-use building by right. The Village’s parking lot area is zoned R-1 Single Family
which will require a rezoning to B5.
The Comprehensive Plan designates this area as mixed-use and multi-family, so the long-range
planning does correspond with this project. From a use perspective, staff is supportive of the
proposed use as it provides more people and density to the downtown area.
John F. Argoudelis
PRESIDENT
Michelle Gibas
VILLAGE CLERK
TRUSTEES
Margie Bonuchi
Patricia T. Kalkanis
Richard Kiefer
Cally Larson
Tom Ruane
Brian Wojowski
5
24401 W. Lockport Street · Plainfield, IL 60544
Phone (815) 436-7093 Fax (815) 436-1950
www.plainfieldil.gov
The project would require a development agreement to be approved, a site plan approval process
reviewing the architecture of the proposed project, platting to consolidate the lots, and the rezoning
previously mentioned. Staff may also recommend as part of the development agreement or a
potential P.U.D. to restrict the first floor uses to shopping/retail and restaurants to provide for
further sales tax generation.
PROJECT INFORMATION
The proposed project consists of a 3-story mixed-use building that will have the potential for 30-
40 new housing units on the second and third floor. The development group is currently proposing
to sell these housing units as condominiums. The first floor will be retail/commercial of
approximately 15,000 SF providing new opportunities for expanding the commercial downtown
sector – which again, could be restricted to prohibit office spaces. A vestibule/elevator area will
be centered in the building providing access for the residents and parking garage patrons.
The project also consists of a 453-stall parking garage with 3 levels and roof level parking. The
township and Village parking area to the rear/west of the building will be resurfaced with 47
surface parking stalls. Access to the garage will be provided via Des Plaines and a new
ingress/egress at IL 126/Main St. The below parking table provides a breakdown of the current
and proposed parking:
DES PLAINES M.U.D. PARKING ANALYSIS
Existing Surface Parking in Project Area
Des Plaines Lot 85
Des Plaines On-Street Stalls (in front of
project area) 11
Existing Township Parking Lot 36
EXISTING SURFACE PARKING
TOTAL 132
Previously Proposed Township Parking
Area (net gain) 42
POTENTIAL DES PLAINES
SURFACE PARKING TOTAL 174
New Project Area Parking
Parking Garage 453
Surface Parking Behind Garage 47
Potential Des Plaines Street Parking 10
Condo Spots 36
New Retail Parking 88
TOTAL REMAINING PROJECT
PARKING 386
TOTAL NET PARKING GAIN 254
6
24401 W. Lockport Street · Plainfield, IL 60544
Phone (815) 436-7093 Fax (815) 436-1950
www.plainfieldil.gov
PARKING GARAGE COST
The proposed parking garage is expected to cost approximately $12 million, which equates to
$26,490 per stall. This is below the current market rate for parking garage construction as the
2022 index indicates a cost per stall at $32,727 for the Chicago market (inflation for 2023 pushes
it closer to $36,000/stall). Through the development agreement, the developer would be obligated
to pay a prorate share for the condo parking stalls at whatever the ultimate cost per stall the parking
garage is constructed or an agreed upon price similar to this, which could come to approximately
$900,000 to $1,000,000.
Staff was provided a “Hypothetical Illustration” of a general obligation bond from Baird, who has
completed multiple bonds associated with parking garages, and the annual debt service expected
is approximately $800,000 to $900,000 for a $12 million bond.
Typically, from staff’s findings a downtown TIF is the primary funding mechanism for a parking
garage combined with either a dormant Special Service Area (SSA) or an active SSA that assists
with the payment of the TIF and the general maintenance of the parking garage. Staff is learning
that maintenance costs associated with a parking garage can be rather significant as the garage
ages.
Staff found one example where a dormant SSA was completed just for the project site that included
the garage. This dormant SSA would be enacted if the TIF was not able to cover the bond
associated with the parking garage.
Other active SSA’s are typically much larger consuming the majority of the downtown areas and
beyond that are being utilized to offset costs associated with the maintenance of a garage among
other items. Another mechanism that has also been identified from a larger city was the
implementation of a food and beverage tax; however the downtown businesses already pay their
State taxes as well as a Village Home Rule tax.
FUNDING CONSTRAINTS
The Village’s Downtown TIF was extended in 2021 for an additional 12 years as it was set to
expire; however, as part of this extension the Village executed intergovernmental agreements with
the local taxing bodies to split the increment for the remaining years 50/50. Due to this split, the
Village’s current TIF increment intake is approximately $400,000 to $500,000 annually.
There are multiple challenges associated with the above mechanisms primarily due to the TIF
increment shortage and the scale of the downtown as a whole. The charm of the Historic
Downtown is most certainly a positive and one of the primary reasons of its success; however, the
limited scale of the area equates to lower property tax/TIF increment production especially when
compared to other downtown areas.
The proposed project itself is also not as large as example projects, such as Oswego’s The Reserve
at Hudson Crossing which is a 6-story structure with 9 times the unit count. The project area also
has 12,226 SF of area that is not in the TIF District which will be deducted from its overall TIF
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24401 W. Lockport Street · Plainfield, IL 60544
Phone (815) 436-7093 Fax (815) 436-1950
www.plainfieldil.gov
assessment. So the idea of creating an SSA on top of this project, or in the region as a whole –
while potentially necessary – or the TIF increment from the project would likely not be able to
produce enough funds to pay for the annual bond.
OTHER ASSOCIATED COSTS
To determine the appropriate amount of parking within the garage, staff recommends that a parking
study be implemented initially to ensure the Village does not over construct or under construct the
amount of parking; further, staff also recommends that the Village brings on a consultant to assist
with the design of the parking garage, general oversight, and construction administration if this
were to move forward.
Staff provided a proposal from WGI Consulting for the parking study as well as the parking garage
design and construction. WGI assisted the Village of Oswego with their parking garage design
and construction. The costs for these studies are: $23,000 for downtown parking study (minimum)
up to potentially $41,000 dependent on add-ons (surveys, meetings, etc.). The management of the
design (Phase 1 & 2) would be $45,000 and the construction administration services would be
$84,000.
Due to the funding challenges mentioned above, Staff also suggests the Village engage in a
municipal financial consultant such as Ryan, LLC who has assisted many communities with a
financial breakdown of a parking garage project. Staff has spoken with Ryan, LLC who could
provide the Village this type of financial breakdown through an economic analysis providing TIF
increment/sales tax projections from the project, and the exploration and recommendations of other
potential funding mechanisms such as a SSA or Business Improvement District within the
downtown. Ryan would be able to complete this initial analysis for approximately $10,000 and if
the project in turn requires the full establishment of a SSA or a BID or an amended TIF District
Ryan could also manage those providing the necessary analysis to complete these at separate costs.
Another outstanding cost mentioned previously is the Township property that will need to be
purchased. Staff has continued to communicate with Plainfield Township as it relates to this
project and the Township is willing to pursue an appraisal for the vacant township property if the
Village wants to proceed with the project.
SUMMARY
From a general viewpoint, staff is welcoming of a project such as this bringing new parking and
new development to the Historic Downtown. Staff’s primary concern is the funding mechanism
for an annual debt service of $800,000 to $900,000 given the TIF’s depleted funds/limited life and
minimal to other mechanisms currently in place for debt payments and future maintenance.
If the Board is supportive of the project provided by staff, consultant proposals could be before
the Village Board for formal approval as early as the first meeting in June.
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TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES
FROM: RACHEL RIEMENSCHNEIDER, ASSOCIATE PLANNER MEETING DATE: MAY 22, 2023 SUBJECT: REPORT FOR THE COMMITTEE OF THE WHOLE MARNETTE APARTMENTS CASE NUMBER 1992-012523. SU.SPR.FP
REQUEST: Special Use Amendment (Public Hearing) Site Plan Review Final Plat of Subdivision
APPLICANT: Dandelion Development, LLC LOCATION: Southeast corner of W Village Center Drive and S Van Dyke Road ZONING: B-5 Traditional Business District
COMP PLAN: Public Parks/Forest Preserve / Mixed Use DISCUSSION The applicant, Dandelion Development, LLC, is proposing a mixed use commercial and residential
development for the property generally located at the southeast corner of W Village Center Drive
and S Van Dyke Road (PIN: 06-03-16-105-003-0000). The proposed development would include approximately 9,000 square feet of commercial space and 84a apartment dwelling units in two buildings. This proposal requires the following action:
• Special Use for Planned Development
• Site Plan Review
• Final Plat of Subdivision to dedicate right-of-way and establish utility easements
a As a result of discussion with the Plan Commission, the applicant agreed to reduce the number of studio units from 12 to 8 units. This will require the applicant to reconfigure the floor plans and may change the number of units. The number will not exceed 84 total units, but may decrease and otherwise affect the unit breakdown.
JOHN F. ARGOUDELIS
PRESIDENT Michelle Gibas
VILLAGE CLERK TRUSTEES
Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally J. Larson Tom Ruane
Brian Wojowski
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REPORT FOR THE COMMITTEE OF THE WHOLE Page #2 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP EXISTING CONDITIONS Site Context
The subject site is located at the southeast corner of W Village Center Drive and S Van Dyke Road.
The parcel is currently vacant, unimproved land. The adjacent land uses, zoning, and street classifications are as follows: North: W Village Center Drive (Local); Advocate Medical Center (B-5); Old National
Bank (B-5 PUD)
East: Village Hall and Settler’s Park (B-5) South: Settler’s Park (R-1) West: S Van Dyke Road (Minor Collector); Vacant (B-5 PUD)
This site is also within walking distance of Downtown and is about a mile from the Pace bus
station. History The subject property was annexed into the Village of Plainfield in 1998 (Annexation Agreement:
Ord. 1602; Annexation: Ord. 1603). This annexation agreement, along with two subsequent
amendments to the annexation agreement, has expired. The annexation agreement and amendments contemplated a mixed-use development at this site, which has been zoned B-5 Traditional Business District since 1998.
SPECIAL USE FOR PLANNED DEVELOPMENT (PUBLIC HEARING) 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. While the B-5 District contemplates mixed use projects like this one, the remainder of the
Zoning Code addresses more traditional commercial development and therefore is not easily
applied to this type of project. Many of the standards the applicant is seeking relief from are a result of these internal conflicts within the Zoning Code. The attached table outlines the relief that the applicant would include in the special use, for planned development ordinance.
In order for the Plan Commission to recommend approval of a special use, the applicant must
demonstrate two findings of fact based on the specific circumstances of the project. Staff outlines the required findings and supporting facts as follows: 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 would it substantially diminish
property values; Staff deems that the proposed planned development would not be detrimental to adjacent
properties nor would it diminish property values. It is a compatible use with the commercial
properties to the north, and it will provide a cohesive landscaping transition to the park to the
south.
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REPORT FOR THE COMMITTEE OF THE WHOLE Page #3 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP
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. Staff believes that the proposed development would not impede development of other
properties in the area. The only adjacent property that has not been developed is to the west
across S Van Dyke Road; staff believes that the establishment of this PD will only increase
interest in the undeveloped property.
Separately, there are additional findings that must be demonstrated in order to recommend approval of a planned development. Staff outlines the required findings and supporting facts as follows:
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; The Comprehensive Plan (2013) indicates in the Central Area Plan that this parcel should be
used for multi-family development. The Future Land Use Plan of the same Comprehensive
Plan, however, designates this site as “Public Parks/Forest Preserves”. Given that the B-5
zoning and annexation agreement on this property predate the comprehensive plan, staff
believes that the park designation on this site was an error, and that the site should have been
designated “Mixed Use”, as the adjacent properties are, or as “Multi-Family Residential”, as
indicated in the Central Area Plan.
This development would further several goals of the Comprehensive Plan, including:
- “Strategically provide convenient business locations to provide residents with desired
access to goods and services.”
- “Focus on expanding the traditional downtown district as the core of the community
through cooperative public/private efforts that incorporate historic preservation and
new investment.”
- “Promote local housing opportunities for all levels of the workforce to enhance
stability and productivity for workers as well as to attract and retain businesses.”
d. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for such uses within the Village; Staff believes that both the residential and commercial components of this development fulfill
a need within the Village. With the increasing popularity of rental and multifamily residential
development in the region, the proposed multifamily development would offer desirable housing options to meet this demand. The commercial space will offer for-rent storefronts with flexible sizes for different users.
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;
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REPORT FOR THE COMMITTEE OF THE WHOLE Page #4 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP The design of this development efficiently uses the site and is suitable for the proposed land
uses. The landscaping and resident amenities provides a transition to the park while the
commercial and residential uses are compatible with the commercial uses to the north.
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
under the bulk and density regulations of this ordinance for buildings developed on separate
zoning lots; The only change the applicant is requesting from the underlying zoning district’s bulk and
density standards is to the minimum dwelling unit size. The zoning code indicates that the
minimum unit size shall be 800 square feet; the proposed development includes studio units
which are 624 square feet (not including balconies). Staff contends that this will have no
negative effects on the residents or neighboring properties; in fact, this simply provides another
housing option for those looking for a smaller space in which to live.
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 standards in the zoning code.
h. Open spaces and recreational facilities are provided; The proposed development has planned multiple recreational open spaces in the community. The developer has included a pickleball and bocce ball court on the south side of the property;
they have also indicated their intention to include a gym on the first floor of one of the buildings for residents’ use. Additionally, the site has excellent access to Settler’s Park and the Riverfront.
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; The planned development has setbacks consistent with the commercial properties to the north. The proposed development is 35 feet at the roof line and 44 feet at the tallest parapet; the bank
to the north is 45 feet at its tallest. The development is also proposing a transition to the park
that is compatible with the landscaping of the park.
j. That the land uses permitted are necessary or desirable and are appropriate with respect to the primary purpose of the planned development;
Staff believe that both the proposed multifamily and commercial land uses are desirable. For
the residential use, the variation of dwelling unit types proposed by the applicant would enhance local residential market with more choices. The commercial land uses will provide more spaces for small businesses in the desirable downtown area.
k. That the land uses are not of such a nature, or so located, as to exercise a detrimental influence
on the surrounding neighborhood.
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REPORT FOR THE COMMITTEE OF THE WHOLE Page #5 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP This development will exercise a positive influence on the surrounding neighborhood, providing more customers for the business downtown – both east and west of the river. While staff understands that this will be a significant change to an area that some may see as part of
Settler’s Park, this corner has been privately owned and planned for mixed-use development
since 1998. SITE PLAN REVIEW
A. Land Plan
Site Plan The overall site encompasses approximately 2.9 acres. The plan includes 2 mixed-use buildings, a parking lot, and two recreational courts for residents of the development. Table 1 below summarized the development’s compliance with the B-5 District bulk and density standards:
Table 1. B-5 District Standards
Standards B-5 Proposed
Lot Standards
Minimum lot size (square feet) 2,500 127,552.39
Minimum lot width (feet) 25 167.6
Maximum lot coverage (percentage) None N/A
Maximum impervious area coverage (percentage) None N/A
Building Standards
Maximum building height (feet) 35 35
Maximum Floor Area Ratio 2.5 0.94
Minimum floor area per dwelling unit (square feet) 800 624 (to be included in PD)
Yard Standards
Minimum front setback (feet) 0 Complies
Minimum interior side setback (feet) 0 Complies
Minimum corner side setback (feet) 0 Complies
Minimum rear setback (feet) 15 Complies
Residential Use The proposed development includes 84b apartment units, which will be located on the second and third floors of each building. The development would have a density of 28.7 dwelling units per acre; a maximum density for the B-5 district is not addressed in the zoning code. The table below shows the details of the proposed residential buildings within the development:
b As a result of discussion with the Plan Commission, the applicant agreed to reduce the number of studio units from 12 to 8 units. This will require the applicant to reconfigure the floor plans and may change the number of units. The number will not exceed 84 total units, but may decrease and otherwise affect the unit breakdown.
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REPORT FOR THE COMMITTEE OF THE WHOLE Page #6 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP Table 2. Apartment Unit Summary
No. Bedrooms No of Bath Square Footage Count
0 Bed 1 Bath 624 8c
1 Bed 1 Bath 764* – 838 36
1 Bed + Den 1 Bath 968 – 983 12
2 Bed 2 Bath 1,144 – 1,273 16
2 Bed + Den 2 Bath 1,464 4
3 Bed 2 Bath 1,667 4
TOTAL 624 – 1,667 84d *Unit size exceeds 800 sq ft minimum when balcony is included in square footage calculation
Because the studio apartment units (0 bedrooms, 1 bathroom), are below the minimum 800 square feet per dwelling unit, this would be included in the relief provided by the PD. Staff contends that offering a variety of apartment sizes is a benefit to the project and the community,
not a detriment.
Commercial Use In addition to the residential uses, the first floor of each building will include a total of 9,279 square feet of commercial space. Several of the variances and restrictions that would be included in the PD are in relation to the commercial space:
- Uses:
o As described in more detail below, staff has asked the applicant to restrict any uses classified by the zoning code as “Eating and Drinking Establishments”. No more than 2,040 square feet in the entire development could be utilized by uses
classified as “Eating and Drinking Establishments”. This is due to the higher
number of parking spaces required by these uses.
o The PD would also permit apartment amenities – such as a mail room, gym, or leasing office – on the first floor. The code provides specific guidance about where within a building dwelling units can be located, but does not provide the
same information regarding ancillary uses, such as amenities. Including this in
the PD provides clarification that these uses are permitted on the first floor. - Architecture: The Zoning Code requires that windows in the B-5 District “be at least two (2) feet above the sidewalk.” The applicant has requested windows that extend all the way to the sidewalk and has expressed to staff that this allows them greater
flexibility when subdividing the tenant space for different users. Windows that extend
to the sidewalk are easier to exchange for doors in the future. - Signage: o The zoning code indicates that “All unified shopping and business centers shall submit a written sign criterion” and that “There shall be architectural harmony
c & d As a result of discussion with the Plan Commission, the applicant agreed to reduce the number of studio units from 12 to 8 units. This will require the applicant to reconfigure the floor plans and may change the number of units. The number will not exceed 84 total units, but may decrease and otherwise affect the unit breakdown.
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REPORT FOR THE COMMITTEE OF THE WHOLE Page #7 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP and unity of signs within a unified business center on a property.” The applicant has provided images and text indicating what signs on the site will look like, which will be included in the PD.
o The applicant has expressed their desire for projecting signs as opposed to wall
signs for individual tenants. Projecting signs are typically only permitted in the Central Sign District (or the Downtown area east of the river). Staff is supportive of the applicant using a similar style in this area and believes that projecting signs are friendlier to pedestrians and will be more cohesive with
surrounding businesses than wall signs.
Access and Circulation The project proposes two points of access: one off of S Van Dyke Road and one off of W Village Center Drive. Currently both access points are proposed to be full access. Regarding pedestrian circulation, there are existing sidewalks along both S Van Dyke Road and W Village
Center Drive. The applicant is also proposing sidewalks along the rear of the buildings. Parking The applicant has proposed a total of 162 parking spaces on site – both indoor and outdoor –
for the development; see the table below for details on parking spaces. The development would
comply with the required number of parking spaces for both the residential and commercial uses. According to the Village’s Parking Code, multifamily developments require 1.5 parking spaces
per dwelling unit, which totals 126 parking spaces. The applicant has also provided 24 indoor
bicycle parking spaces for the residents; Village code requires 21 spaces. The number of proposed parking stalls and bicycle parking spaces complies with the code. As a project in the Downtown Parking Zone, the applicant may count on-street parking spaces
within 150 feet of the customer entrance and spaces within a municipal lot within 300 feet of
the customer entrance toward their parking requirement. There are 36 spaces on-site for commercial use, as well as 73 spaces off-site that can be counted toward parking requirements. The most parking-intensive uses permitted on this site would require 1 space per 100 square feet of commercial space, or 93 parking spaces. This means that even if the developer were to
fill the site with the most parking-intensive uses, there still would be adequate parking.
However, the applicant has also worked with staff on several measures that will reduce their overall parking need. This includes the following: 1. The applicant has agreed that the square footage for eating and drinking establishments
shall be limited to 2,040 square feet. These uses generally have larger parking requirements
than retail and office uses. 2. Some of the proposed uses for the first floor would also serve as amenities for the residents and therefore would not require additional parking. These uses include a gym and a shared workspace.
The applicant is also providing 10 public bicycle parking spaces between the two buildings along W Village Center Drive. This complies with the requirement of the Village Code.
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REPORT FOR THE COMMITTEE OF THE WHOLE Page #8 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP Table 3. Parking Summary
Parking Space Use
On-Site Off-Site (On-Street and Municipal Lot)
TOTAL Indoor Outdoor TOTAL ON-SITE
Residential 80 46 126 0 126
Commercial 0 36 36 73 109
TOTAL 80 82 162 73 235
Elevations
The applicant has provided the proposed building elevations which meet the Commercial and Office Development design requirements contained in the Zoning Code. Exterior materials are primarily masonry and engineered wood siding. The proposal includes appropriate architectural relief along facades greater than 100 feet and a prominent cornice along the
rooflines. The proposed project does not adhere to the design requirements for multifamily
residential uses, therefore that section of the code would be addressed in the PD. Staff supports granting this relief due to the proximity to other commercial structures and the zoning of the property; staff also contends that the applicant has met many of the multi-family residential design requirements.
Engineering / Stormwater Management The pond in Settler’s Park provides stormwater management for this site. The stormwater calculations will be confirmed through the final engineering review; engineering approval is not required during consideration of the zoning entitlements.
B. Landscape Plan The applicant has submitted an overall landscape plan for the project. The plan meets the zoning code requirements for parkway trees, tree replacement, interior and rear yard plantings, interior parking lot landscaping, foundation plantings, and parking lot screening. For several
of these standards, the applicant is exceeding the required number of plantings. Staff has
determined that, because the front and corner side yard setbacks in the B-5 district are 0 feet, the front and corner side yard landscaping requirements do not apply to this property. This is another example of where the zoning code is not addressing developments in the B-5 district.
The only landscaping standard that the development does not meet is tree preservation: the
zoning code requires new developments to preserve a minimum of 50% of the large trees on a site. This parcel only contains 5 large trees – those that are at the northwest corner of the site, along S Van Dyke Road. The tree survey provided by the applicant has indicated that two of those trees are in “poor” condition, two are “fair”, and one is “good”. The Village’s forestry
division reviewed the plans and agreed with the assessment in the tree survey. Keeping the
trees would have a significant impact on the project; the trees extend approximately 50 feet into the site.
18
REPORT FOR THE COMMITTEE OF THE WHOLE Page #9 of 9 MARNETTE APARTMENT 5/22/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP
C. Lighting In most cases, the proposed photometric plan conforms to the zoning code, which indicates that no more than 0.5 footcandles can spill onto adjacent properties. The notable exception to
this is that the spillage on the northeast side of the property is as high as 1.7 footcandles. Staff
has suggested that this be included in the PD; the light fixtures causing this spill over are mounted to the building and are illuminating a door and sidewalk that may be used by employees leaving work at night. Staff contends that the increased safety that these lights provide is valuable, and that, since the spillover is only facing other commercial uses, the
impact will be minimal. Because of the elimination of setbacks in this district, this type of
spillover is unavoidable while also taking safety into account. FINAL PLAT OF SUBDIVISION
Currently, this subject property is one parcel and it would remain one parcel following platting.
The plat is dedicating right-of-way: 17 feet along its W Village Center Drive frontage. Currently the property line extends all the way to the edge of the road; this would place the parcel line behind the public sidewalk. The plat would also establish utility easements which will be further evaluated during the final engineering review.
PLAN COMMISSION The Plan Commission held a public hearing for this proposal on their May 16, 2023 meeting. Staff did not receive any phone calls or emails from the public prior to the meeting. Eight residents provided comment at the meeting; seven spoke generally in opposition of the project and one spoke
in support of the project. The most common concerns from the public included traffic, parking, and the impacts on the park. Plan Commissioners asked questions regarding the phasing of construction; the applicant clarified that the western building would be constructed first along with as much of the parking as they need to allow proper emergency vehicle access and to meet parking requirements. They also asked for clarification on the number of studio units; the applicant agreed
they would provide a maximum of 8 studio units. The Plan Commission voted (4-0) to recommend approval of the proposal; they added conditions to the special use motion to clarify that there would be only 8 studio units which could be less than the minimum 800 square feet required by code.
19
Summary of PD Relief
Reference Standard per Zoning Code Proposed for PD
Article II – General Provisions
Sec. 9-13 – Uses “Eating and Drinking Establishments” are permitted uses (“Banquet Facility, Banquet Hall” is special use)
“Eating and Drinking Establishment” shall be permitted per the Zoning Code, however, the development shall not exceed 2,040 sq ft of “Eating and Drinking
Establishment” uses.
Sec. 9-13 – Uses (Not addressed) Permit apartment amenities to be located
on the first floor.
Article VI – Business Districts
Sec. 9-61, Table VI-1 Sec. 9-61 – Standards for the B districts, Table VI-1. Business District Standards
“Minimum floor area per dwelling unit – 800 square feet”
Minimum floor area per dwelling unit – 620 square feet for no more than 8 units; remainder of units will have a minimum floor area of 800 square feet.
Sec. 9-61(9)(d)(iii) Sec. 9-61 – Standards for the B districts,
(9) Additional standards for the B-5 district. d. Street front windows.
“Windows shall not extend to the sidewalk; the lowest portion of window
must be at least two (2) feet above the
sidewalk. Windows shall not extend to a height of eight (8) feet above the sidewalk. (See Figure VI-1.)”
Shall be developed in substantial compliance with architectural exhibit.
Article XI – Signs
Ground Sign: Sec. 9-99(b) Sec. 9-99 – Non-residential use signs, (b) Ground Signs Sec. 9-99(b)
Sec. 9-99(b) shall not apply.
The development shall be permitted one ground sign in substantial compliance with the signage exhibit. Projecting Sign: Sec. 9-100(c)(3) shall not apply. Sec. 9-100 – Special signs, districts, and uses, (c) Central Sign District, (3)
Projecting Signs
“Projecting signs: a. Projecting signs shall only be allowable in the central sign district; b. Signs shall be not larger than twelve
(12) square feet in area or not more than four (4) feet along any exterior dimension;
Sec. 9-95(27) shall not apply. Sec. 9-100(c)(3)(a-b) shall not apply. The development shall be permitted one projection sign per tenant space in
substantial compliance with the signage exhibit.
20
c. Projecting signs shall not project more than seven (7) feet from the building; d. No part of the sign shall be lower than nine (9) feet or higher than thirteen (13) feet above ground level, as measured from
its lowest point; e. Projecting signs shall not be internally illuminated. External illumination (such as floodlighting or indirect lighting) shall be designed to be unobtrusive and discreet.”
No other permanent, non-exempt signage shall be permitted within the development.
Article XIII – Site Plan Review Sec. 9-116(3) Sec. 9-116 Design Requirements, (3) Development standards—Townhouse and multi-family residential uses.
Sec. 9-116(3) Shall not apply; shall be developed in substantial compliance with architectural exhibit.
Sec. 9-121(3) Sec. 9-121 – Lighting, (3) Light Levels
“Light levels. All exterior lighting fixtures shall be so designed and placed as to limit
light spillage onto adjacent lots. Light levels at the lot lines, with the exception of ingress and egress points, shall be a maximum of 0.5 footcandles.”
At NE corner of the site, the light levels
exceed 0.5 footcandles. Staff will discuss with village attorney best way to include this is PUD.
Article XIV – Landscaping
Sec. 9-130(1)(a) Sec. 9-130. - Tree replacement, 1. General
“A minimum of fifty (50) percent of the
trees on the site that are greater than eight (8) inches diameter at breast height (DBH) shall be saved. In the event a tree has more than one trunk, each trunk which is greater
than eight (8) inches DBH, shall count as a
separate tree. The developer is encouraged to save as many trees as possible.”
Sec. 9-130(1)(a) shall not apply.
21
22
23
24
25
26
27
28
29
30
····31
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A1.0
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2022, STUDIO21 ARCHITECTS
3'-0"30'-0"22'-4"191'-4"
ELEV.
8'-6"
STAIR 2
UP1 HOUR RATED
106
STANDPIPEN10 75'-8"190'-4"STAIR 1UP1 HOUR RATED
STAIR 3UP
1 HOUR RATED
968 SQ. FT.
LEASE OFFICE
2,040 SQ. FT. (DIVISIBLE)
LEASE SPACE
1,925 SQ. FT.
LEASE SPACE
18'-0"ELEC SPRINKLER
MAIL
PACKAGE
TRASH
114'-4"124'-0"
68'-0"
2'-0"69'-5 1/2"3'-1"41'-9 1/2"DOWN 7 1/4"JAN.
TRASH
WEST BUILDING
MATCH LINE
A1.2A1.2
A1.1A1.1
124'-0"
617.5
617.5
18'-0"24'-0"18'-0"
3'-0"1'-0"12 PARKING SPACES
GARAGE
23 PARKING SPACES
GARAGE
SQ. FT. CALCULATIONS / F.A.R.
24" RECESS FOR GAS METERS
FIRST FLOOR PLAN
SCALE: 1/16"=1'-0"
SEE SHEETS A1.1 - A 1.4
FOR 1/8" = 1'-0" SCALE PLANS
ELEV.
STAIR 2
UP1 HOUR RATED
STAIR 1UP1 HOUR RATED
STAIR 3
UP1 HOUR RATED
968 SQ. FT.
LEASE SPACE
2,040 SQ. FT. (DIVISIBLE)
LEASE SPACE
1,490 SQ. FT.
LEASE SPACE
ELECSPRINKLER
TRASH
STORAGE/BIKES
124'-0"68'-0"76'-0"174'-0"250'-0"192'-0"
11'-4"5'-4"18'-7"5'-9"
611.5DOWN 1'-8 1/2"MAIL
PACKAGE
5'-0"16'-0"5'-0"UP
JAN.
DN.
TRASH
EAST BUILDING
MATCH LINE
A1.4A1.4
A1.3A1.3
191'-4"
616.5
612.7
18'-0"24'-0"18'-0"
3'-0"
3'-0"
33 PARKING SPACES
GARAGE
12 PARKING SPACES
GARAGE
24" RECESS FOR GAS METERS
32
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A1.1
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2022, STUDIO21 ARCHITECTS
3'-0"30'-0"22'-4"191'-4"
2'-6"
ELEV.
8'-6"
STAIR 2
UP1 HOUR RATED
106
STANDPIPE
N10 75'-8"190'-4"STAIR 1UP
1 HOUR RATED
25'-0"4'-6"28'-5"
968 SQ. FT.
LEASE OFFICE
2,040 SQ. FT. (DIVISIBLE)
LEASE SPACE
1,925 SQ. FT.
LEASE SPACE
18'-0"ELEC SPRINKLER
MAIL
PACKAGE
TRASH
124'-0"
3'-3"18'-7"5'-4"12'-8"12'-6 1/2"25'-9 1/2"11'-4"
2'-0"15'-5"2'-0"10'-1 1/2"2'-0"74'-11"2'-0"10'-1 1/2"2'-0"15'-4"2'-0"
4'-6"7'-7 1/2"8'-5"4'-5 1/2"8'-4"7'-1"5'-4 1/4"11'-6 3/4"11'-6 3/4"9'-1 1/2"9'-1 1/2"11'-5 3/4"11'-6 3/4"5'-1 3/4"5'-0 3/4"5'-0 3/4"7'-7 3/4"7'-8 1/4"3'-7 1/2"6'-9"6'-9"6'-9 1/2"4'-6"7'-3 1/2"7'-9"7'-9"6'-7"15'-8"31'-10"16'-4"31'-5"2'-0"4'-1 1/2"2'-0"4'-6"6'-10"6'-10"3'-6 1/2"20'-4 1/2"2'-4"12'-3"19'-0"21'-8 1/2"20'-4 1/2"33'-7"DOWN 7 1/4"JAN.
TRASH
MATCH LINE
A1.2A1.2
A1.1A1.1
617.5
617.5
18'-0"24'-0"18'-0"3'-0"1'-0"12 PARKING SPACES
GARAGE
32'-0"
24" RECESS FOR GAS METERS
PARTIAL FIRST FLOOR PLAN
SCALE: 1/8"=1'-0"
WEST BUILDING
33
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A1.2
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
3'-0"2'-6"
ELEV.
8'-6"
STAIR 2
UP1 HOUR RATED
106
STANDPIPE
N10
190'-4"STAIR 3
UP1 HOUR RATED
ELEC
TRASH
3'-3"18'-7"
10'-0 1/2"23'-11 1/2"24'-7 1/2"9'-4 1/2"15'-8"31'-10"16'-4"14'-10"24'-6"25'-11"6'-7"156'-7"MATCH LINE
A1.2A1.2
A1.1A1.1
617.5
18'-0"24'-0"18'-0"3'-0"14'-4"23 PARKING SPACES
GARAGE
PARTIAL FIRST FLOOR PLAN
SCALE: 1/8"=1'-0"
WEST BUILDING
34
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A1.3
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
ELEV.
STAIR 2
UP1 HOUR RATED
STAIR 1UP
1 HOUR RATED
968 SQ. FT.
LEASE SPACE
2,040 SQ. FT. (DIVISIBLE)
LEASE SPACE
1,490 SQ. FT.
LEASE SPACE
ELECSPRINKLER
TRASH
STORAGE/BIKES76'-0"11'-4"5'-4"18'-7"5'-9"DOWN 1'-8 1/2"MAIL
PACKAGE
5'-0"16'-0"5'-0"UP
JAN.
DN.
TRASH
MATCH LINE
A1.4A1.4
A1.3A1.3
191'-4"
616.5
12 PARKING SPACES
GARAGE
32'-0"12'-8"38'-4"
24" RECESS FOR GAS METERS
PARTIAL FIRST FLOOR PLAN
SCALE: 1/8"=1'-0"
EAST BUILDING
35
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A1.4
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
STAIR 3
UP1 HOUR RATED
124'-0"68'-0"174'-0"250'-0"611.5
MATCH LINE
A1.4A1.4
A1.3A1.3
612.7
18'-0"24'-0"18'-0"3'-0"3'-0"
33 PARKING SPACES
GARAGE
PARTIAL FIRST FLOOR PLAN
SCALE: 1/8"=1'-0"
EAST BUILDING
36
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.0
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.0
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
STAIR 1UP1 HOUR RATED
STAIR 1 UP1 HOUR RATED
W/DGASWHW/DGASWHW/DGASWH W/DGASWH
W/DGASWHW/DGASWH
W/DGASWH ELEV.STAIR 2
UP1 HOUR RATED
W/DGASWHW/DGAS550 SQ. FT.UNITALCOVE/1 BATH DGASW/D
GAS
WHW/DGAS
WHW/DGAS
WHW/D GAS
WHW/DGASWH38'-9 1/4"37'-2 1/2"26'-11"20'-3 1/2"46'-10 1/4"190'-4"40'-7 1/4"26'-11"26'-11"26'-11"26'-11"43'-8 3/4"192'-0"
34'-0"34'-0"
68'-0"
43'-8 3/4"26'-11"26'-11"26'-5 1/4"39'-0 1/2"9'-9"20'-3 1/2"18'-0 3/4"114'-4"124'-0"76'-0"W/DGASWH
UNIT
211
311
SEE ENLARGE PLAN
1-A2.5
UNIT
209
309SEE ENLARGE PLAN
2-A2.5
UNIT
SEE ENLARGE PLAN
4-A2.5
UNIT
SEE ENLARGE PLAN
3-A2.5
UNIT
203
303
SEE ENLARGE PLAN
5-A2.5
UNIT
SEE ENLARGE PLAN
6-A2.6
UNIT
213
313 SEE ENLARGE PLAN
7-A2.6
UNIT
215
315 SEE ENLARGE PLAN
8-A2.6
UNIT
217
317 SEE ENLARGE PLAN
9-A2.6
UNIT
219
319 SEE ENLARGE PLAN
10-A2.6
UNIT
221
321
SEE ENLARGE PLAN11-A2.6
UNIT
220
320
SEE ENLARGE PLAN12-A2.7
UNIT
218
318
SEE ENLARGE PLAN12-A2.7
UNIT
216
316
SEE ENLARGE PLAN13-A2.7
UNIT
214
314
SEE ENLARGE PLAN
14-A2.5
UNIT
SEE ENLARGE PLAN
16-A2.7
UNIT
210
310SEE ENLARGE PLAN
17-A2.7
DN.W/DGAS550 SQ. FT.
UNITALCOVE/1 BATH
UNIT
207
307SEE ENLARGE PLAN3-A2.520'-3 1/2"27'-2 1/4"W/DGAS550 SQ. FT.
UNITALCOVE/1 BATH
UNIT
SEE ENLARGE PLAN15-A2.7
205
305
201
301
204
304
206
306
208
308
MATCH LINEMATCH LINE
W/DGASWHWSTAIR 1UP1 HOUR RATED
STAIR 1UP1 HOUR RATEDW/DGASWH W/DGASWHW/DGASWH
W/D GASWH W/D GASWH
W/DGASWHELEV.STAIR 2
UP1 HOUR RATED
W/D GASWH W/DGAS550 SQ. FT.
UNITALCOVE/1 BATH
W/D GAS
WHW/DGAS
WHW/DGAS
WHW/DGAS
WHW/DGASWHW/D GASWH
UNIT
215
315
UNIT
213
313
UNIT
205
305
UNIT
203
303
UNIT
201
301SEE ENLARGE PLAN
x-Ax.x
UNIT
217
317
UNIT
219
319
UNIT
221
321
UNIT
223
323
UNIT
225
325
UNIT
224
324
UNIT
222
322
UNIT
220
320
UNIT
218
318
UNIT
204
304
UNIT
212
312
UNIT
214
314
DN.W/DGASWH
UNIT
209
309
W/DGASWH
UNIT
211
311W/DGAS550 SQ. FT.
UNITALCOVE/1 BATH
UNIT
207
307
W/DGASWH
UNIT
208
308
W/DGASWH
UNIT
210
310 W/DGAS550 SQ. FT.
UNITALCOVE/1 BATH
UNIT
206
306
MATCH LINEMATCH LINE
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLANx-Ax.x SEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLANx-Ax.xW/DGASWHW/DGASWHDGASWSECOND FLOOR PLAN
SCALE: 1/16"=1'-0"
SEE SHEETS A2.1 - A 2.4
FOR 1/8" = 1'-0" SCALE PLANS
37
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.1
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.1
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
STAIR 1UP
1 HOUR RATED
W/DGASWH
W/DGASWHW/DGASWH
W/DGASWH ELEV.STAIR 2
UP1 HOUR RATED
W/DGASWHW/DGAS550 SQ. FT.
UNIT
ALCOVE/1 BATH DGASW/D
GAS
WHW/D GAS
WHW/DGAS
WHW/D GAS
WHW/DGASWH26'-11"20'-3 1/2"46'-10 1/4"190'-4"40'-7 1/4"26'-11"26'-11"26'-11"26'-11"43'-8 3/4"
192'-0"
43'-8 3/4"26'-11"26'-11"26'-5 1/4"18'-0 3/4"124'-0"76'-0"W/DGASWH
UNIT
SEE ENLARGE PLAN4-A2.5
UNIT
SEE ENLARGE PLAN
3-A2.5
UNIT
203
303
SEE ENLARGE PLAN5-A2.5
UNIT
SEE ENLARGE PLAN6-A2.6
UNIT
213
313
SEE ENLARGE PLAN7-A2.6
UNIT
215
315
SEE ENLARGE PLAN8-A2.6
UNIT
217
317
SEE ENLARGE PLAN9-A2.6
UNIT
219
319
SEE ENLARGE PLAN10-A2.6
UNIT
221
321
SEE ENLARGE PLAN11-A2.6
UNIT
220
320
SEE ENLARGE PLAN12-A2.7
UNIT
218
318
SEE ENLARGE PLAN12-A2.7
UNIT
216
316
SEE ENLARGE PLAN13-A2.7
UNIT
214
314
SEE ENLARGE PLAN
14-A2.5
W/DGASW/DGAS205
305
201
301
204
304
MATCH LINEMATCH LINE WPARTIAL SECOND FLOOR PLAN
SCALE: 1/8"=1'-0"
WEST BUILDING
38
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.2
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.2
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
STAIR 1 UP1 HOUR RATED
W/DGASWHW/DGASWHW/DGASWHW/DGASWH
38'-9 1/4"37'-2 1/2"26'-11"190'-4"34'-0"34'-0"
68'-0"39'-0 1/2"9'-9"20'-3 1/2"18'-0 3/4"114'-4"UNIT
211
311
SEE ENLARGE PLAN
1-A2.5
UNIT
209
309
SEE ENLARGE PLAN2-A2.5
UNIT
SEE ENLARGE PLAN
14-A2.5
UNIT
SEE ENLARGE PLAN16-A2.7
UNIT
210
310
SEE ENLARGE PLAN
17-A2.7
DN.W/DGAS550 SQ. FT.
UNIT
ALCOVE/1 BATH
UNIT
207
307
SEE ENLARGE PLAN
3-A2.520'-3 1/2"27'-2 1/4"W/DGAS550 SQ. FT.
UNIT
ALCOVE/1 BATH
UNIT
SEE ENLARGE PLAN
15-A2.7
204
304
206
306
208
308
MATCH LINEMATCH LINE
W/DGASWHPARTIAL SECOND FLOOR PLAN
SCALE: 1/8"=1'-0"
WEST BUILDING
39
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.3
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.3
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
STAIR 1UP1 HOUR RATED
W/DGASWH
W/D GASWH W/D GASWH
W/DGASWHELEV.STAIR 2
UP1 HOUR RATED
W/D GASWH W/DGAS550 SQ. FT.
UNIT
ALCOVE/1 BATH
W/D GAS
WHW/DGAS
WHW/D GAS
WHW/DGAS
WHW/DGASWHW/D GASWH
UNIT
205
305
UNIT
203
303
UNIT
201
301
SEE ENLARGE PLANx-Ax.x
UNIT
217
317
UNIT
219
319
UNIT
221
321
UNIT
223
323
UNIT
225
325
UNIT
224
324
UNIT
222
322
UNIT
220
320
UNIT
218
318
UNIT
204
304
GASGASMATCH LINEMATCH LINE
SEE ENLARGE PLANx-Ax.xSEE ENLARGE PLANx-Ax.xSEE ENLARGE PLANx-Ax.xSEE ENLARGE PLANx-Ax.xSEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLANx-Ax.x SEE ENLARGE PLANx-Ax.x SEE ENLARGE PLANx-Ax.x SEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.xDGASW
PARTIAL SECOND FLOOR PLAN
SCALE: 1/8"=1'-0"
EAST BUILDING
40
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.4
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.4
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
STAIR 1UP1 HOUR RATEDW/DGASWH W/DGASWH
UNIT
215
315
UNIT
213
313
UNIT
212
312
UNIT
214
314
DN.W/DGASWH
UNIT
209
309
W/DGASWH
UNIT
211
311W/DGAS550 SQ. FT.
UNITALCOVE/1 BATH
UNIT
207
307
W/DGASWH
UNIT
208
308
W/DGASWH
UNIT
210
310 W/DGAS550 SQ. FT.
UNITALCOVE/1 BATH
UNIT
206
306
MATCH LINEMATCH LINE
SEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLANx-Ax.x SEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLANx-Ax.xSEE ENLARGE PLANx-Ax.x
SEE ENLARGE PLAN
x-Ax.x SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLAN
x-Ax.x
SEE ENLARGE PLANx-Ax.xW/DGASWHW/DGASWHPARTIAL SECOND FLOOR PLAN
SCALE: 1/8"=1'-0"
EAST BUILDING
41
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.5
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx (xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.5
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
34'-0"W/DGASWH12'-0"25'-2"14'-8 1/2"17'-6"
16'-0"6'-7"5'-0"6'-0"1'-2"
11'-4"3'-0"7'-11 1/2"6 1/2"4'-0 1/2"17'-9 1/2"2'-3 1/2"5'-1"7'-4 1/2"2'-0"11'-8"5'-3 1/2"5'-1"3'-8"9'-7 1/2"11'-4"4 1/2"
6'-2"6'-0"3'-0"3'-4"3'-7 1/2"6'-0"
6'-2"
1'-6 1/2"4'-8"
6'-0"
8'-7 1/2"17'-6"
BATH
5'-4 1/2"LIVING
M. BED
3'-4 1/2"
29'-6"
6 1/2"
2'-6"3 1/2"W.I.C.
BED 2
KITCHEN
FOYER
BATH
5'-0"17'-6"
UNIT PLAN - 211, 311
SCALE: 1/4"=1'-0"1 2 BED/2 BATH - TYPE "A"
1,260 SQ. FT.
UNIT PLAN - 209, 309
SCALE: 1/4"=1'-0"2 2 BED/2 BATH - TYPE "B"
1,144 SQ. FT. W/DGASWH
3'-10 1/2"13'-5"11'-0"12'-8"5'-6"6'-2"
1'-2"5'-0"5'-6"4'-1 1/2"4'-1 1/2"2'-0"8'-0"11'-0"3'-10 1/2"13'-1 1/2"5'-7"6'-2"
29'-6"6 1/2"7'-7 1/2"11'-6"17'-0"5'-7"5'-0"1'-2"
6 1/2"
FOYER
M. BED
LIVING
BED 2
W.I.C.
BATH
KITCHEN
5'-4"11'-0"3'-0"3'-6"6'-0"3'-0"W/DGASWH14'-0"12'-0"14'-0"3'-10 1/2"25'-7 1/2"
12'-7"5'-7"1'-2"5'-0"
M. BED
W.I.C.BATH
LIVING FOYER
KITCHEN
5'-4"12'-0"3'-6"6'-0"3'-4"3'-0"UNIT PLAN - 205, 305
SCALE: 1/4"=1'-0"4 1 BED/1 BATH - TYPE "D"
768 SQ. FT.
GENERAL NOTES
EMERGENCY EGRESS OPENINGS: EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE WINDOW OR
EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. THE UNITS MUST BE OPERABLE FROM THE
INSIDE TO A FULL CLEAR OPENING WITHOUT THE USE OF SEPARATE TOOLS. WHERE WINDOWS ARE PROVIDED ASA MEANS OF EGRESS OR RESCUE THEY SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44 INCHES ABOVE THE
FLOOR. ALL EGRESS OR RESCUE WINDOWS FROM SLEEPING ROOMS MUST HAVE A MINIMUM NET CLEAR
OPENING OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES.
THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES.
E
TEMPERED GLASS REQUIREDT
ALL WINDOWS SIZES SHOWN ARE AS MANUFACTURED BY "PELLA" WINDOW AND DOORS UNLESS NOTED
OTHERWISE
NOTE:
HVAC AND PLUMBING IS NOT PERMITTED TO BE INSTALLED IN ANY EXTERIOR WALLS.
PENETRATIONS INTO AND OPENINGS THROUGH THE EXIT ENCLOSURE, WHICH INCLUDES ALLCOMMON CORRIDORS AND ENCLOSED STAIRWELL, ARE PROHIBITED EXCEPT FOR REQUIRED EXIT
DOORS, EQUIPMENT AND DUCTWORK NECESSARY FOR INDEPENDENT PRESSURIZATION, SPRINKLER
PIPING, STANDPIPES, ELECTRICAL RACEWAY FOR FIRE DEPARTMENT COMMUNICATION SYSTEMS
AND ELECTRICAL RACEWAYS SERVING THE EXIT ENCLOSURE AND TERMINATING AT A STEEL BOX NOT
EXCEEDING 16 SQ. INCHES.
GENERAL CONTRACTOR SHALL CONTACT THE LOCAL AUTHORITY TO DETERMINE THE CONTENTS AND
LOCATION OF THE REQUIRED KEY BOX.
SIGNAGE SHALL BE PROVIDED WITHIN THE BUILDING TO INDICATE DIRECTION TO EACH NUMBER
TENANT SPACE, THIS DIRECTION SIGNAGE SHALL ALSO BE PLACED IN THE CORRIDOR ACROSSFROM THE STAIRS/ELEVATOR DOOR. ALL TENANT SPACES SHALL HAVE A SIGN TO INDICATE THE
TENANT SPACE NUMBER. LETTERS AND NUMBERS SHALL CONTRAST BACKGROUND AND SHALL BE
A MINIMUM OF 2" IN HEIGHT AND A MINIMUM STROKE OF 14" AND CONSTRUCTED OF DURABLEMATERIALS, PERMANENTLY INSTALLED AND READILY VISIBLE.W/DGAS550 SQ. FT.
UNIT
ALCOVE/1 BATH
20'-3 1/2"19'-9"6'-0"5'-0"8'-0"1'-0"5'-0"5'-0"6 1/2"2'-6"5'-1 1/2"
3'-0"9'-11"15'-8"
KITCHEN
12'-0"5'-0"
FOYER
4'-10 1/2"
UNIT PLAN - 203, 207, 303, 307
SCALE: 1/4"=1'-0"3 EFFICIENCY - TYPE "C"
624 SQ. FT. ELEV.DGASW25'-1 1/2"13'-10 1/2"16'-11 1/2"11'-0"12'-6"16'-0"8'-9 1/2"6'-2"10'-0"2'-0"8'-3 1/2"7'-11"
10'-0"2'-0"5'-1 1/2"4'-0"
14'-4 1/2"
4'-1"7'-7 1/2"13'-5"
6'-6 1/2"9'-10"
18'-3"4'-0"6'-11"
29'-2"
3'-0"2'-0"9'-6"12'-4 1/2"4'-5"4'-3 1/2"12'-8"6'-7 1/2"8'-2"8'-4"5'-0"2'-11 1/2"2'-5 3/4"6'-2"7'-0"4'-0"3'-9 1/2"8'-8 1/2"8'-4"6 1/2"6'-0"
11'-4 1/2"
12'-7 1/2"9'-7 1/2"3'-11 1/2"2'-10"5'-0"1'-2"KITCHEN
LIVING
M. BED
BED 2
BED 3
W.I.C.
7'-4"3'-0"FOYER
UNIT PLAN - 201, 301
SCALE: 1/4"=1'-0"5 3 BED/2 BATH - TYPE "E"
1,667 SQ. FT.
3/0 X 7/0 KEYED ENTRY DOOR W/ CLOSER CONNECTED TO VOiP INTERCOM
ACCESS CONTROL SYSTEM
N1
WALL MOUNTED VOiP INTERCOM ACCESS CONTROL SYSTEMN2
N3
N4
N5
METAL DRAIN PAN UNDER FURNACE AND WATER HEATERN6
PROVIDE DRAIN PAN UNDER WASHING MACHINEN7
N8
PROVIDE TRANSFER GRILLES FOR VENTILATION INTO LAUNDRY, GRILLE TO BE MIN.48 SQ. IN. OPENING AT 72" (MIN.) ABOVE FLOOR. UNDERCUT LAUNDRY DOOR 1"
CLEAR FROM FINISHED FLOOR TO PROVIDE REQUIRED 24 SQ. IN. (MIN.) LOWER
VENTILATION.
N9
SPRINKLER STANDPIPE LOCATED IN STAIRWELL WITH VALVE AT EACH FLOOR
LANDING, ADDITIONAL INFO AND VALVE LOCATIONS TO BE INDICATED ON FIRE
SPRINKLER PLANS
N10
TRASH CHUTE, SEE FRAMING DETAILS, SHEET A2.3 FOR ADDITIONAL INFO. FIRE
RATED, SELF-CLOSING CHUTE DOOR TO BE PROVIDED BY CHUTE INSTALLER.
N11
PROVIDE SOLID BLOCKING IN WALL BEHIND FIXTURES FOR FUTURE INSTALLATION OF GRAB
BARS. SEE SHEET A0.1 FOR GARB BAR MOUNTING LOCATION AND HEIGHT INFORMATION.
30"x48" CLEAR SPACE AT FIXTURES PROVIDED FOR ADA ADAPTABILITY
MAINTAIN 40" MINIMUM CLEARANCE BETWEEN OBSTRUCTIONS IN KITCHEN FORADA ADAPTABILITY
THE LAVATORY SINK SHALL BE 34" (MAX.) TO THE RIM OR COUNTER (IN
UNDERMOUNT CONDITION)
A PORTABLE FIRE EXTINGUISHER SHALL BE PROVIDED IN EACH DWELLING UNIT
HAVING A MINIMUM RATING OF 1-A-10-B:C
N12
42
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.6
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.6
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
W/D GAS
WH14'-0"12'-0"
17'-0"9'-0"27'-3 1/2"8'-8"3'-4"
8'-1 1/2"3'-4"6 1/2"14'-0"8'-9"5'-0"16'-0 1/2"1'-2"6'-2"3'-0"14'-0"6'-6"2'-6"
3'-6"10'-1 1/2"3'-10 1/2"19'-6 1/2"5'-3"3'-9 1/2"2'-0"6 1/2"3'-6"3'-4"FLOOR LN.FLOOR LN.
N6
N7
N8
N4
N3
N9
N6
VINYL
LIVING
CARPET
M. BED
CARPET
W.I.C.
N5VINYL
KITCHEN
3'-0"6'-0"VINYL
FOYER
UNIT PLAN - 213, 313
SCALE: 1/4"=1'-0"6 1 BED/1 BATH - TYPE "F"
838 SQ. FT.
UNIT PLAN - 215, 315
SCALE: 1/4"=1'-0"7 1 BED/1 BATH - TYPE "G"
827 SQ. FT.
W/DGAS
WH12'-0"14'-0"
9'-0"17'-0"
6 1/2"8'-1 1/2"3'-4"14'-0"
2'-6"6'-6"3'-0"14'-0"27'-6"6 1/2"4'-2 1/2"3'-10 1/2"10'-1 1/2"
12'-0"15'-8 1/2"4'-8"5'-0"1'-2"31'-8 1/2"6 1/2"3'-6"3'-4"FLOOR LN.FLOOR LN.N6
N7
N8
N4
N3
N9
CARPET
W.I.C.
N6
LIVING5'-4"N5VINYL
KITCHEN
VINYL
FOYER
W/D GAS
WH14'-0"12'-0"
17'-0"9'-0"6 1/2"
14'-0"3'-0"6'-6"2'-6"
14'-0"
6 1/2"
3'-4"6 1/2"8'-1 1/2"
3'-10 1/2"10'-1 1/2"4'-2 1/2"27'-6"1'-2"5'-0"4'-8"15'-8 1/2"6'-2"4'-8"2'-4 1/2"3'-9 1/2"6 1/2"
3'-4"3'-6"FLOOR LN.FLOOR LN.N6
N7
N8
N3
N4
N9
CARPET
W.I.C.
N6
LIVING
12'-0"5'-4"N5VINYL
KITCHEN
VINYL
FOYER
UNIT PLAN - 217, 317
SCALE: 1/4"=1'-0"8 1 BED/1 BATH - TYPE "G (MIRROR)
827 SQ. FT.
W/D
GAS
WH12'-0"14'-0"
6 1/2"9'-0"17'-0"
2'-6"6'-6"3'-0"14'-0"
14'-0"3'-4"6 1/2"8'-1 1/2"1'-2"5'-0"8'-9 1/2"16'-0"2'-4 1/2"3'-9 1/2"6'-2"8'-9 1/2"3'-6"10'-1 1/2"5'-4"3'-6"3'-4"FLOOR LN.FLOOR LN.N7
N6
N4
N3
N8
CARPET
W.I.C.
N6
LIVING
N5VINYL
KITCHEN
VINYL
FOYER
UNIT PLAN - 219, 319
SCALE: 1/4"=1'-0"9 1 BED/1 BATH - TYPE "F" (MIRROR)
838 SQ. FT. W/DGASWH12'-0"10'-0"19'-9"
1'-8"
4'-6 1/2"5'-8"3'-5"13'-9"
5'-0"
6'-8"
5'-11 1/2"2'-0"5'-0"8"27'-7 1/2"20'-6 1/2"13'-11 1/2"7'-7 1/2"2'-0"14'-1"4'-0"10'-6"2'-6"8'-0"4'-8"16'-5 1/2"3'-0"6'-10"9'-10"4'-8"5'-10 3/4"4'-3 3/4"6'-0"4'-0"
3'-4"3'-6"5'-4"3'-0"3'-0"8'-0"10'-6"17'-1 1/2"FLOOR LN.FLOOR LN.N7
N6
N4
N3
N8
N3
N8
N4
N9
CARPET
W.I.C.
N6
LIVING 5'-0"20'-8 1/2"
VINYL
FOYER
N5VINYL
KITCHEN
UNIT PLAN - 221, 321
SCALE: 1/4"=1'-0"10 2 BED/2 BATH - TYPE "H"
1,273 SQ. FT.
1 HOUR RATED
W/DGASWH
24'-3 1/2"12'-10"6 1/2"
12'-10"2'-0"5'-6 1/2"5'-8"2'-0"12'-7"18'-2"14'-2 1/2"8'-7 1/2"28'-6"
N7
N6 5'-6 1/2"10'-11"5'-5 1/2"13'-4 1/2"13'-0"5'-5 1/2"6'-2"9'-4 1/2"9'-8 3/8"4'-6 1/8"2'-9 1/8"6'-0 7/8"8'-10"3'-0"6'-0 1/2"7'-11"3'-1 1/2"9'-2"6 1/2"FLOOR LN.FLOOR LN.
N10
N5
UNIT PLAN - 220, 320
SCALE: 1/4"=1'-0"11 2 BED/2 BATH - TYPE "J"
1,464 SQ. FT.
GENERAL NOTES
EMERGENCY EGRESS OPENINGS: EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE WINDOW OR
EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. THE UNITS MUST BE OPERABLE FROM THEINSIDE TO A FULL CLEAR OPENING WITHOUT THE USE OF SEPARATE TOOLS. WHERE WINDOWS ARE PROVIDED AS
A MEANS OF EGRESS OR RESCUE THEY SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44 INCHES ABOVE THE
FLOOR. ALL EGRESS OR RESCUE WINDOWS FROM SLEEPING ROOMS MUST HAVE A MINIMUM NET CLEAR
OPENING OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES.THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES.
E
TEMPERED GLASS REQUIREDT
ALL WINDOWS SIZES SHOWN ARE AS MANUFACTURED BY "PELLA" WINDOW AND DOORS UNLESS NOTED
OTHERWISE
NOTE:
HVAC AND PLUMBING IS NOT PERMITTED TO BE INSTALLED IN ANY EXTERIOR WALLS.
PENETRATIONS INTO AND OPENINGS THROUGH THE EXIT ENCLOSURE, WHICH INCLUDES ALL
COMMON CORRIDORS AND ENCLOSED STAIRWELL, ARE PROHIBITED EXCEPT FOR REQUIRED EXIT
DOORS, EQUIPMENT AND DUCTWORK NECESSARY FOR INDEPENDENT PRESSURIZATION, SPRINKLER
PIPING, STANDPIPES, ELECTRICAL RACEWAY FOR FIRE DEPARTMENT COMMUNICATION SYSTEMSAND ELECTRICAL RACEWAYS SERVING THE EXIT ENCLOSURE AND TERMINATING AT A STEEL BOX NOT
EXCEEDING 16 SQ. INCHES.
GENERAL CONTRACTOR SHALL CONTACT THE LOCAL AUTHORITY TO DETERMINE THE CONTENTS AND
LOCATION OF THE REQUIRED KEY BOX.
SIGNAGE SHALL BE PROVIDED WITHIN THE BUILDING TO INDICATE DIRECTION TO EACH NUMBER
TENANT SPACE, THIS DIRECTION SIGNAGE SHALL ALSO BE PLACED IN THE CORRIDOR ACROSS
FROM THE STAIRS/ELEVATOR DOOR. ALL TENANT SPACES SHALL HAVE A SIGN TO INDICATE THE
TENANT SPACE NUMBER. LETTERS AND NUMBERS SHALL CONTRAST BACKGROUND AND SHALL BE
A MINIMUM OF 2" IN HEIGHT AND A MINIMUM STROKE OF 14" AND CONSTRUCTED OF DURABLE
MATERIALS, PERMANENTLY INSTALLED AND READILY VISIBLE.
3/0 X 7/0 KEYED ENTRY DOOR W/ CLOSER CONNECTED TO VOiP INTERCOMACCESS CONTROL SYSTEM
N1
WALL MOUNTED VOiP INTERCOM ACCESS CONTROL SYSTEMN2
N3
N4
N5
METAL DRAIN PAN UNDER FURNACE AND WATER HEATERN6
PROVIDE DRAIN PAN UNDER WASHING MACHINEN7
N8
PROVIDE TRANSFER GRILLES FOR VENTILATION INTO LAUNDRY, GRILLE TO BE MIN.
48 SQ. IN. OPENING AT 72" (MIN.) ABOVE FLOOR. UNDERCUT LAUNDRY DOOR 1"
CLEAR FROM FINISHED FLOOR TO PROVIDE REQUIRED 24 SQ. IN. (MIN.) LOWERVENTILATION.
N9
SPRINKLER STANDPIPE LOCATED IN STAIRWELL WITH VALVE AT EACH FLOOR
LANDING, ADDITIONAL INFO AND VALVE LOCATIONS TO BE INDICATED ON FIRESPRINKLER PLANS
N10
TRASH CHUTE, SEE FRAMING DETAILS, SHEET A2.3 FOR ADDITIONAL INFO. FIRE
RATED, SELF-CLOSING CHUTE DOOR TO BE PROVIDED BY CHUTE INSTALLER.
N11
PROVIDE SOLID BLOCKING IN WALL BEHIND FIXTURES FOR FUTURE INSTALLATION OF GRAB
BARS. SEE SHEET A0.1 FOR GARB BAR MOUNTING LOCATION AND HEIGHT INFORMATION.
30"x48" CLEAR SPACE AT FIXTURES PROVIDED FOR ADA ADAPTABILITY
MAINTAIN 40" MINIMUM CLEARANCE BETWEEN OBSTRUCTIONS IN KITCHEN FOR
ADA ADAPTABILITY
THE LAVATORY SINK SHALL BE 34" (MAX.) TO THE RIM OR COUNTER (INUNDERMOUNT CONDITION)
A PORTABLE FIRE EXTINGUISHER SHALL BE PROVIDED IN EACH DWELLING UNIT
HAVING A MINIMUM RATING OF 1-A-10-B:C
N12
43
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.7
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A2.7
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS W/DGASWH 12'-0"10'-1 1/2"3'-6"3'-0"14'-0"6'-2"
N6
N7
3'-10 1/2"25'-7 1/2"
1'-2"5'-0"4'-8"17'-11"12'-0"14'-0"9'-0"8'-1 1/2"3'-4"N10
5'-0"14'-0"W/DGAS550 SQ. FT.
UNIT
ALCOVE/1 BATH
8'-0"19'-9"UNIT PLAN - 206, 306
SCALE: 1/4"=1'-0"15 EFFICIENCY - TYPE "C" (MIRROR)
623 SQ. FT.
W/DGASWH
12'-0"6 1/2"10'-1 1/2"3'-10 1/2"6 1/2"
14'-0"
12'-0"6 1/2"14'-0"
8'-1 1/2"6 1/2"3'-4"14'-0"
N6
N7
6 1/2"17'-0"9'-0"
6'-6"2'-6"9'-4 1/2"1'-2"5'-0"5'-5 1/2"13'-0"3'-10"31'-5 1/2"3'-0"14'-0"2'-0"6'-2"3/0
2/0
3
/
0
3/0
2-2
/43/03/0FLOOR LN.FLOOR LN.
N5
N4
N8
N3
5'-0"12'-0"
UNIT PLAN - 216, 218, 316, 318
SCALE: 1/4"=1'-0"12 1 BED + DEN/1 BATH - TYPE "K"
983 SQ. FT.
GENERAL NOTES
EMERGENCY EGRESS OPENINGS: EVERY SLEEPING ROOM SHALL HAVE AT LEAST ONE OPERABLE WINDOW OR
EXTERIOR DOOR APPROVED FOR EMERGENCY EGRESS OR RESCUE. THE UNITS MUST BE OPERABLE FROM THEINSIDE TO A FULL CLEAR OPENING WITHOUT THE USE OF SEPARATE TOOLS. WHERE WINDOWS ARE PROVIDED AS
A MEANS OF EGRESS OR RESCUE THEY SHALL HAVE A SILL HEIGHT OF NOT MORE THAN 44 INCHES ABOVE THE
FLOOR. ALL EGRESS OR RESCUE WINDOWS FROM SLEEPING ROOMS MUST HAVE A MINIMUM NET CLEAROPENING OF 5.7 SQUARE FEET. THE MINIMUM NET CLEAR OPENING HEIGHT DIMENSION SHALL BE 24 INCHES.
THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES.
E
TEMPERED GLASS REQUIREDT
ALL WINDOWS SIZES SHOWN ARE AS MANUFACTURED BY "PELLA" WINDOW AND DOORS UNLESS NOTED
OTHERWISE
NOTE:
HVAC AND PLUMBING IS NOT PERMITTED TO BE INSTALLED IN ANY EXTERIOR WALLS.
PENETRATIONS INTO AND OPENINGS THROUGH THE EXIT ENCLOSURE, WHICH INCLUDES ALL
COMMON CORRIDORS AND ENCLOSED STAIRWELL, ARE PROHIBITED EXCEPT FOR REQUIRED EXIT
DOORS, EQUIPMENT AND DUCTWORK NECESSARY FOR INDEPENDENT PRESSURIZATION, SPRINKLERPIPING, STANDPIPES, ELECTRICAL RACEWAY FOR FIRE DEPARTMENT COMMUNICATION SYSTEMS
AND ELECTRICAL RACEWAYS SERVING THE EXIT ENCLOSURE AND TERMINATING AT A STEEL BOX NOT
EXCEEDING 16 SQ. INCHES.
3/0 X 7/0 KEYED ENTRY DOOR W/ CLOSER CONNECTED TO VOiP INTERCOM
ACCESS CONTROL SYSTEM
N1
WALL MOUNTED VOiP INTERCOM ACCESS CONTROL SYSTEMN2
N3
N4
N5
METAL DRAIN PAN UNDER FURNACE AND WATER HEATERN6
PROVIDE DRAIN PAN UNDER WASHING MACHINEN7
N8
PROVIDE TRANSFER GRILLES FOR VENTILATION INTO LAUNDRY, GRILLE TO BE MIN.
48 SQ. IN. OPENING AT 72" (MIN.) ABOVE FLOOR. UNDERCUT LAUNDRY DOOR 1"
CLEAR FROM FINISHED FLOOR TO PROVIDE REQUIRED 24 SQ. IN. (MIN.) LOWERVENTILATION.
N9
SPRINKLER STANDPIPE LOCATED IN STAIRWELL WITH VALVE AT EACH FLOOR
LANDING, ADDITIONAL INFO AND VALVE LOCATIONS TO BE INDICATED ON FIRE
SPRINKLER PLANS
N10
TRASH CHUTE, SEE FRAMING DETAILS, SHEET A2.3 FOR ADDITIONAL INFO. FIRE
RATED, SELF-CLOSING CHUTE DOOR TO BE PROVIDED BY CHUTE INSTALLER.
N11
PROVIDE SOLID BLOCKING IN WALL BEHIND FIXTURES FOR FUTURE INSTALLATION OF GRAB
BARS. SEE SHEET A0.1 FOR GARB BAR MOUNTING LOCATION AND HEIGHT INFORMATION.
30"x48" CLEAR SPACE AT FIXTURES PROVIDED FOR ADA ADAPTABILITY
MAINTAIN 40" MINIMUM CLEARANCE BETWEEN OBSTRUCTIONS IN KITCHEN FOR
ADA ADAPTABILITY
THE LAVATORY SINK SHALL BE 34" (MAX.) TO THE RIM OR COUNTER (IN
UNDERMOUNT CONDITION)
GENERAL CONTRACTOR SHALL CONTACT THE LOCAL AUTHORITY TO DETERMINE THE CONTENTS ANDLOCATION OF THE REQUIRED KEY BOX.
A PORTABLE FIRE EXTINGUISHER SHALL BE PROVIDED IN EACH DWELLING UNITHAVING A MINIMUM RATING OF 1-A-10-B:C
N12
SIGNAGE SHALL BE PROVIDED WITHIN THE BUILDING TO INDICATE DIRECTION TO EACH NUMBER
TENANT SPACE, THIS DIRECTION SIGNAGE SHALL ALSO BE PLACED IN THE CORRIDOR ACROSS
FROM THE STAIRS/ELEVATOR DOOR. ALL TENANT SPACES SHALL HAVE A SIGN TO INDICATE THE
TENANT SPACE NUMBER. LETTERS AND NUMBERS SHALL CONTRAST BACKGROUND AND SHALL BE
A MINIMUM OF 2" IN HEIGHT AND A MINIMUM STROKE OF 14" AND CONSTRUCTED OF DURABLE
MATERIALS, PERMANENTLY INSTALLED AND READILY VISIBLE.
UNIT PLAN - 214, 314
SCALE: 1/4"=1'-0"13 1 BED + DEN/1 BATH - TYPE "L"
998 SQ. FT.
W/DGASWH 31'-5"3'-10 1/2"12'-0"10'-4"3'-10 1/2"6 1/2"6 1/2"
14'-2 1/2"
12'-0"14'-2 1/2"6 1/2"6 1/2"
N6
N7
8'-1 1/2"3'-4"14'-2 1/2"5'-0"5'-5 1/2"9'-4 1/2"2'-6"6'-6"3'-0"
9'-0"6'-2"13'-0"3'-0"14'-0"5'-0"12'-0"W/DGASWH
6 1/2"17'-11"4'-8"
1'-2"5'-0"8'-6"8'-7 1/2"3'-4"6 1/2"6 1/2"12'-6"3'-6"9'-1 1/2"N6
N7
3'-6 1/2"
6'-2"
25'-5"13'-0"13'-0"3'-0"2'-6"6'-0"5'-0"
UNIT PLAN - 204, 304
SCALE: 1/4"=1'-0"14 1 BED/1 BATH - TYPE "M"
764 SQ. FT.W/DGASWH14'-8 1/2"17'-6"
6'-0"5'-0"5'-11"16'-8"1'-2"
11'-4"3'-0"12'-0"25'-2"11'-4"4 1/2"
2"
4 1/2"5'-3 1/2"9'-7 1/2"2'-0"5'-1"2'-0"11'-8"6'-0"6'-2"1'-6"4'-0 1/2"
8'-7 1/2"3'-4 1/2"17'-6"
6'-0"
N6
N7 7'-11 1/2"11'-5"29'-6"
6 1/2"
CARPET
W.I.C.
CARPET
M. BED
25'-2"17'-6"
CARPET
BED 2
UNIT PLAN - 208, 308
SCALE: 1/4"=1'-0"16 1 BED/1 BATH - TYPE "N"
835 SQ. FT.
UNIT PLAN - 210, 310
SCALE: 1/4"=1'-0"17 2 BED/2BATH - TYPE "A" (MIRROR)
1,260 SQ. FT.
44
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A4.0
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
NORTH ELEVATION
SCALE: 1/8"=1'-0"
VILLAGE CENTER DRIVE 10'-8"9'-1"3072-3
3072-3
3072-3
3072-3
3672-23072-3
3072-3
3672-2
3672-2
3672-23672-23672-2
3672-2 3672-23672-2 3672-2 3672-2
3672-2 3672-2
3672-2
3672-2
3672-2 35'-0"2nd FLOOR LINE
3rd FLOOR LINE
2nd FLOOR CLG.
3rd FLOOR CLG.9'-1"BUILDING HEIGHT TO T/FLAT ROOFT/FLAT ROOF 9'-0"HIGHEST PARAPET
6'-8 1/2"5'-4"6'-8 1/2"5'-4"3'-9 1/2"3'-9 1/2"
47'-0 1/2"10'-6 1/2"35'-5"8'-3 1/2"35'-5"10'-6 1/2"43'-11"
5' RECESS @ BALCONY 5" RECESS
MATERIAL CHANGE
5' RECESS @ BALCONY
2325-3 2325-32325-3 2325-3 2325-3
WEST ELEVATION
SCALE: 1/8"=1'-0"
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3672-2
3672-2
3072-3
3072-3
3072-3
3072-3
3672-2
3672-2
3072-3
3072-3
3672-2
3672-2
3672-2
3672-2
2325-3
7'-7 1/2"10'-8"9'-1"35'-0"2nd FLOOR LINE
3rd FLOOR LINE
2nd FLOOR CLG.
3rd FLOOR CLG.9'-1"BUILDING HEIGHT TO T/FLAT ROOFT/FLAT ROOF9'-0"HIGHEST PARAPET
48'-2"33'-7 1/2"12'-0"46'-6"11'-0 1/2"39'-0"
5'-0" RECESS
@ BALCONY
5'-0" RECESS
@ BALCONY
45
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A4.1
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
18/0 X 8/0 INSULATED STEEL OH DOOR
2325-3 2325-3
SOUTH ELEVATION
SCALE: 1/8"=1'-0"
2325-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3672-2
3672-2
5'-4"8'-0"19'-5"29'-2"19'-5"11'-11 1/2"12'-0"15'-1 1/2"12'-0"14'-11"12'-0"46'-0"
5" RECESS
MATERIAL CHANGE
5" RECESS
MATERIAL CHANGE
5" RECESS
MATERIAL CHANGE
5" RECESS
MATERIAL CHANGE
24" RECESS FOR GAS METERS
2325-3
18/0 X 8/0 INSULATED STEEL OH DOOR
EAST ELEVATION
SCALE: 1/8"=1'-0"
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072
3072
3072-3
3072-3 11'-2 3/4"3072 3072
3072 3072
2325-32325-32325-3
10'-8"9'-1"35'-0"2nd FLOOR LINE
3rd FLOOR LINE
2nd FLOOR CLG.
3rd FLOOR CLG.9'-1"BUILDING HEIGHT TO T/FLAT ROOFT/FLAT ROOF 9'-0"HIGHEST PARAPET
40'-3 3/4"8'-5"48'-5"9'-1 1/2"8'-8"34'-7"18'-4 1/2"23'-0 1/2"
5" RECESS
MATERIAL CHANGE
5' RECESS
@ BALCONY
30" BUMP-OUT
@ STAIRWELL
46
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A4.2
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
NORTH ELEVATION
SCALE: 1/8"=1'-0"
VILLAGE CENTER DRIVE
3072-3
3072-3
3072-3
3072-3
3672-2
E
3072-3
3072-3
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
22'-11"3672-2
E
3672-2
E
10'-8"9'-1"35'-0"2nd FLOOR LINE
3rd FLOOR LINE
2nd FLOOR CLG.
3rd FLOOR CLG.9'-1"BUILDING HEIGHT TO T/FLAT ROOFT/FLAT ROOF 9'-0"HIGHEST PARAPET
47'-0 1/2"10'-6 1/2"35'-5"8'-3 1/2"35'-5"10'-6 1/2"43'-11"
5' RECESS @ BALCONY5" RECESSMATERIAL CHANGE
5' RECESS @ BALCONY
2325-3
WEST ELEVATION
3072-3
3072-3
3672-2
E
3672-2
E
3672-2
E
3672-2
E
2325-3
18/0 X 8/0 INSULATED STEEL OH DOOR3072-33072-33072-33072-33072
3072
10'-8"9'-1"35'-0"2nd FLOOR LINE
3rd FLOOR LINE
2nd FLOOR CLG.
3rd FLOOR CLG.9'-1"BUILDING HEIGHT TO T/FLAT ROOFT/FLAT ROOF9'-0"HIGHEST PARAPET
36'-8 3/4"12'-0"9'-9"34'-7"18'-4 1/2"23'-0 1/2"
5' RECESS
@ BALCONY
30" BUMP-OUT
@ STAIRWELL
2325-32325-3 2325-3
3072-3
3072-3
3072-3
3072-3
3672-2
E
3672-2
E
3072-3
3072-3
2325-3
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3072-3
3072-3
18/0 X 8/0 INSULATED STEEL OH DOOR
3072 3072
3072 3072
14'-11"12'-0"
5" RECESS
MATERIAL CHANGE
12'-0"28'-2"9'-0 1/2"39'-0"
5' RECESS
@ BALCONY
5' RECESS
@ BALCONY
WEST ELEVATION
SCALE: 1/8"=1'-0"
47
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A4.3
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
2325-32325-3
SOUTH ELEVATION
2325-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3072-3
3672-2
E
3672-2
E
19'-5"29'-2"19'-5"11'-11 1/2"12'-0"15'-1 1/2"12'-0"14'-11"12'-0"46'-0"
5" RECESSMATERIAL CHANGE5" RECESSMATERIAL CHANGE5" RECESSMATERIAL CHANGE5" RECESSMATERIAL CHANGE
24" RECESS FOR GAS METERS
2325-32325-3
3072-3
3072-3
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E
3672-2
E 3072-33072-33072-33072-33072-33072-310'-8"9'-1"35'-0"2nd FLOOR LINE
3rd FLOOR LINE
2nd FLOOR CLG.
3rd FLOOR CLG.9'-1"BUILDING HEIGHT TO T/FLAT ROOFT/FLAT ROOF 9'-0"HIGHEST PARAPET
48'-2"36'-6 1/2"12'-0"38'-2"
5'-0" RECESS
@ BALCONY
2325-32325-3
3072-3
3072-3
3072-3
3072-3
3672-2
E
3672-2
E
3072-3
3072-3
3672-2
E
3672-2
E
2325-3
3672-2
E
3672-2
E
2325-3
3072-3
3072-3
3672-2
E
3672-2
E
3672-2
E
3672-2
E
2325-3
12'-0"14'-11"
5'-0" RECESS@ BALCONY
12'-0"26'-2"11'-0 1/2"39'-0"
5'-0" RECESS@ BALCONY5'-0" RECESS@ BALCONY
EAST ELEVATION
SCALE: 1/8"=1'-0"
48
PROJECT
SHEETREVISIONS Builder Address, City, Illinois 60xxx(xxx) xxx-xxxxThe Builder NameVillage Center Drive, Plainfield, IllinoisPlainfield Mixed-Use03/21/23
DATE
A4.4
212705012 Fairview Ave.Downers Grove, IL 60515630.789.2513studio21architects.comCOPYRIGHT 2023, STUDIO21 ARCHITECTS
WEST ELEVATION
NORTH ELEVATION
BLACK ANODIZED
ALUMINUM WRAP ON
CANOPY
NEUTRAL WASHED
GRAY BROWN BRICK
BLACK ANODIZED
ALUMINUM FASCIA
AND SOFFIT
VESTA STEEL SIDING WOOD
GRAIN AUTUMN THISTLE
LP DESERT STROM
BOARD AND BATTON
LP CAVERN STEEL
LAP SIDING
LP ABYSS BLACK LAP
SIDING AND TRIM
LP ABYSS BLACK LAP
SIDING AND TRIM
LP DESERT STROM
BOARD AND BATTON
LP CAVERN STEEL
LAP SIDING
BLACK ANODIZED
ALUMINUM WRAP ON
CANOPY
NEUTRAL WASHED
GRAY BROWN BRICK
BLACK ANODIZED
ALUMINUM FASCIA
AND SOFFIT
CLEAR GLAZING ON
ALL STOREFRONT
AND RESIDENTIAL
UNIT WINDOWS
49
MARNETTE APARTMENTS
Font -syncopate
Letters 12 inches tall
Landscaping Brick wall
30 inches in height and 25 feet in length
Black stainless steel construction
Illuminated from the ground
Sample letter
https://www.storesignexpress.com/metal-letter-sign
50
Marnette Apartments Signage
(font syncopate)
Metal sign hanging from soffit
30 inches x 30 inches
Black sign,white font
51
LOCKPORT STREET
SUBJECT
PROPERTY
DUPAGE RIVERSOUTH VAN DYKE ROADCOUNTRYMAN DRIVECANADIAN NATIONAL RAILWAYLINCOLN HIGHWAYOTTAWA STREET
SOUTH JAMES STREETFORT BEGGS DRIVEWALLIN DRIVEWES
T
M
AI
N
S
T
R
E
E
T
NORTH JAMES STREETWOOD FARM ROADCONSULTANTS:
DESCRIPTION
INDEX OF SHEETS
SHEET NO.
LOCATION MAP
SCALE: 1"= 400'
LANDSCAPE ARCHITECT:
GARY R. WEBER ASSOCIATES, INC
402 W. LIBERTY DRIVE
WHEATON, ILLINOIS 60187
Preliminary Landscape Plan
VILLAGE CENTER APARTMENTS
Plainfield, Illinois
May 08, 2023
DESCRIPTION
INDEX OF SHEETS
SHEET NO.
0 COVER SHEET
1 LANDSCAPE PLAN
2 TREE PRESERVATION PLAN & DETAILS
CIVIL ENGINEER:
CEMCON, LTD.
2280 WHITE OAK CIRCLE, SUITE 100
AURORA, ILLINOIS 60502
52
VAN DYKE
ROAD
VILLAG
E
C
E
N
T
E
R
D
R
I
V
E
SHEET NO.
REVISIONS
DRAWN
CHECKED
DATE
PROJECT NO.PLOT CONFIG:XREFS:402 W. LIBERTY DRIVE
WHEATON, ILLINOIS 60187
PHONE: 630-668-7197
www.grwainc.com
GARY R. WEBER
ASSOCIATES, INC.
LAND PLANNING
ECOLOGICAL CONSULTING
LANDSCAPE ARCHITECTURE
LANDSCAPE PLAN1
1
2
04.11.2023
05.08.2023
Know what'sbelow.
before you dig.Call
R VILLAGE CENTER APARTMENTSVILLAGE CENTER DRIVEPLAINFIELD, IL 01.17.2023
FOR2201
DHS
RO
OF 2
CLIENT
ENGINEER
FORTH GROUP
22 EAST CULLERTON STREET, STE. 1
CHICAGO, IL 60616
CEMCON, LTD.
2280 WHITE OAK CIRCLE, STE. 100
AURORA, IL 60502
GENERAL LANDSCAPE NOTES
0 10'20'40'60'
SCALE: 1"=20'NORTH
S. VAN DYKE ROAD PARKWAY: ±236 L.F.
W. VILLAGE CENTER DRIVE
PARKWAY: ±468 L.F.
TREE REPLACEMENT
CORNER SIDE YARD: ±225 L.F.
(1 TREE AND 10 SHRUBS PER 30 L.F.)
FRONT SIDE YARD: ±468 L.F.
(1 TREE AND 10 SHRUBS PER 30 L.F.)
REAR SIDE YARD: ±361 L.F; 1,805 S.F.
(30 PLANT UNITS PER 1,000 S.F.)
INTERIOR SIDE YARD:
±250 L.F; 1,250 S.F.
(30 PLANT UNITS PER 1,000 S.F.)
INTERIOR PARKING LOT:
83 PARKING SPACES
(1 TREE PER 12 PARKING SPACES)
BUILDING 1 FOUNDATION:
±2,130 S.F.
(30 PLANT UNITS PER 1,000 S.F.)
BUILDING 2 FOUNDATION:
±2,574 S.F.
(30 PLANT UNITS PER 1,000 S.F.)
REPRESENTATIVE PLANT LIST
53
VAN DYKE
ROAD
1 2
3
4
5 6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
2425
26
27 28
29
201
202
203
204
205
VILLAG
E
C
E
N
T
E
R
D
R
I
V
E
SHEET NO.
REVISIONS
DRAWN
CHECKED
DATE
PROJECT NO.PLOT CONFIG:XREFS:402 W. LIBERTY DRIVE
WHEATON, ILLINOIS 60187
PHONE: 630-668-7197
www.grwainc.com
GARY R. WEBER
ASSOCIATES, INC.
LAND PLANNING
ECOLOGICAL CONSULTING
LANDSCAPE ARCHITECTURE
TREE PRESERVATION PLAN & LANDSCAPE DETAILSDHS
2
1
2
4.11.2023
5.08.2023
Know what'sbelow.
before you dig.Call
R VILLAGE CENTER APARTMENTSVILLAGE CENTER DRIVEPLAINFIELD, IL 01.17.2023
FOR2201
DHS
RO
OF 2
CLIENT
ENGINEER
FORTH GROUP
22 EAST CULLERTON STREET, STE. 1
CHICAGO, IL 60616
CEMCON, LTD.
2280 WHITE OAK CIRCLE, STE. 100
AURORA, IL 60502
TREE PRESERVATION NOTES
LEGEND
TREE TO BE PRESERVED
123
TREE TO BE REMOVED
123
0 15'30'60'90'
SCALE: 1"=30'NORTH
PLANTING DETAILS
DECIDUOUS TREES
NOT TO SCALE
EVERGREEN TREES
NOT TO SCALE
PERENNIALS AND GROUNDCOVERS
NOT TO SCALE NOT TO SCALE
DECIDUOUS AND EVERGREEN SHRUBS
TREE PRESERVATION DETAIL
(NOT TO SCALE)
SEE NOTES
DECORATIVE FENCE DETAIL
(NOT TO SCALE)
54
# Date CommentsChecked By:Scale:RevisionsPage 1 of 1Date:4/12/20235012 FAIRVIEW AVEEXTERIORDrawn By: BOSMLuminaire ScheduleSymbolCalculation SummaryLabelCalcTypeAvgMaxMinTagMax/MinBuilding FrontIlluminance2.998.00.240.00QtyDescriptionBuilding Front_1Illuminance2.988.10.420.25OVERALL SITEIlluminance1.128.20.0N.A.PERIMETERIlluminance0.171.7F431WS-W9201-WTF51MRS-LED-12L-SIL-FT-40-70CRI-ILF726ES05900-210122-001F22MRS-LED-06L-SIL-3-40-70CRIF34MRS-LED-06L-SIL-5W-40-70CRIF61MRS-LED-06L-SIL-2-40-70CRI-IL0.0N.A.PARKINGIlluminance1.164.50.222.50VILLAGE CENTER DRIVEV A N D Y K E R O A D
1 7 .0 0 'F4MH: 10F4MH: 10F4MH: 8F4MH: 8F4MH: 10F4MH: 10MH: 10F4F4MH: 10MH: 10F4MH: 10F4MH: 10F4F4MH: 10F4MH: 8MH: 8F4MH: 20F6F2MH: 20F2MH: 20F5MH: 20MH: 20F3F3MH: 20MH: 20F3F3MH: 20MH: 9F7MH: 9F7MH: 9F7F7MH: 9MH: 9F7F7MH: 9MH: 9F7MH: 9F7MH: 9F7MH: 9F7F7MH: 9F7MH: 9MH: 9F7MH: 9F7MH: 9F7F4MH: 8MH: 9F7MH: 9F7MH: 9F7MH: 9F7F7MH: 9MH: 9F7MH: 9F7MH: 9F7MH: 9F7MH: 9F7F4MH: 10F7MH: 9F4MH: 10MH: 10F4F4MH: 10MH: 10F4F4MH: 10F4MH: 10F4MH: 10F4MH: 10MH: 10F4F4MH: 10F4MH: 10F4MH: 10F4MH: 10F4MH: 10F4MH: 100.00.10.2 0.20.20.4 0.40.30.2 0.10.10.1 0.10.1 0.10.10.1 0.10.20.2 0.30.40.4 0.30.3 0.40.40.3 0.20.10.1 0.10.10.1 0.20.30.1 0.00.00.00.30.40.40.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.81.61.01.61.01.70.30.00.10.10.10.10.20.30.20.10.10.10.10.10.10.10.10.00.10.10.20.40.40.50.40.30.20.50.40.30.10.00.10.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.10.20.20.20.14.14.13.01.52.64.32.41.33.27.48.08.05.52.12.54.32.61.22.14.22.81.21.83.93.11.10.82.24.22.50.70.20.41.43.73.62.13.34.02.02.2 4.0 3.1 1.3 1.9 4.0 3.0 1.0 0.4 0.7 2.4 4.1 2.2 0.8 1.13.2 3.9 1.8 1.4 3.2 3.9 1.7 1.1 2.6 4.3 2.5 2.0 5.5 8.1 8.0 7.3 3.1 1.1 1.7 3.9 3.5 2.2 3.6 3.8 3.70.2 0.4 0.5 0.4 0.6 1.0 0.9 0.4 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.30.4 0.6 0.9 1.4 2.2 2.8 2.6 2.7 2.6 1.7 1.0 0.6 0.4 0.4 0.7 1.7 2.22.0 2.4 2.1 1.1 0.40.4 0.6 0.8 0.9 1.3 1.4 1.1 0.5 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.50.6 0.8 1.1 1.4 1.8 2.2 2.5 2.3 2.0 1.4 1.0 0.7 0.6 0.6 1.2 2.8 3.83.5 3.8 3.6 1.8 0.60.3 0.6 1.0 1.2 1.5 1.7 1.1 1.5 0.7 0.6 0.5 0.6 0.6 0.6 0.6 0.6 0.60.6 0.7 0.8 1.0 1.0 1.0 1.1 1.2 1.2 1.0 0.9 0.7 0.7 0.6 0.7 1.2 2.63.3 3.3 3.3 3.1 1.8 0.70.2 0.4 0.8 1.4 2.1 2.4 2.1 1.7 1.0 0.9 0.7 0.6 0.6 0.8 0.9 0.9 0.90.9 0.8 0.8 0.9 0.8 0.8 1.0 1.0 1.0 1.0 0.9 0.7 0.6 0.6 0.7 0.9 1.41.6 1.6 1.6 1.5 1.1 0.50.1 0.0 4.5 3.0 1.9 1.3 1.0 0.8 0.7 0.7 1.1 1.5 1.6 1.6 1.5 1.0 0.80.8 0.8 1.0 1.4 1.7 1.6 1.7 1.2 0.8 0.6 0.6 1.3 0.00.0 0.0 1.0 1.0 0.9 0.8 0.9 1.2 2.1 2.4 2.5 1.9 1.1 0.9 0.8 0.8 1.01.6 2.4 2.4 2.3 1.4 0.8 0.6 0.5 1.1 0.00.0 0.0 1.0 0.9 0.9 1.0 1.4 2.1 2.5 2.5 1.9 1.1 0.9 0.9 0.9 1.0 1.52.4 2.5 2.3 1.3 0.8 0.6 0.5 0.5 0.00.0 0.0 3.6 1.1 0.9 1.0 1.2 1.6 2.3 2.6 2.5 2.1 1.3 1.0 1.0 0.9 1.11.6 2.3 2.3 2.2 1.4 0.9 0.6 0.6 1.4 0.00.0 0.0 0.9 0.7 0.9 1.1 1.3 1.5 1.8 1.8 1.8 1.7 1.4 1.2 1.2 1.1 1.21.4 1.6 1.5 1.6 1.3 1.0 0.8 0.7 1.2 0.00.0 0.0 1.0 0.6 0.8 1.2 1.5 1.6 1.5 1.4 1.4 1.3 1.3 1.3 1.5 1.4 1.21.2 1.2 1.2 1.2 1.2 1.1 1.0 0.8 0.8 0.00.0 0.0 2.1 0.9 0.7 0.9 1.3 1.8 2.0 1.7 1.5 1.4 1.2 1.2 1.4 1.5 1.41.2 1.1 1.1 1.1 1.1 1.1 1.1 1.0 0.9 1.8 0.00.0 0.0 0.7 0.6 0.6 0.9 1.3 2.1 2.8 2.5 2.1 1.5 1.2 1.0 1.1 1.2 1.21.2 1.3 1.3 1.3 1.3 1.2 1.0 0.9 0.8 0.9 0.00.0 0.0 1.5 0.6 0.6 0.9 1.4 2.2 2.6 2.6 2.2 1.3 0.9 0.8 0.8 0.9 0.91.1 1.5 1.9 1.8 1.8 1.4 0.9 0.7 0.6 1.0 0.00.0 0.0 0.9 0.7 0.6 0.6 0.9 1.4 2.2 2.4 2.5 1.6 1.0 0.7 0.6 0.6 0.60.7 1.0 1.6 2.5 2.4 2.4 1.4 0.8 0.6 0.6 1.5 0.00.0 0.0 1.3 0.6 0.6 0.6 0.8 1.1 1.4 1.6 1.9 1.3 0.8 0.6 0.5 0.4 0.50.6 0.9 1.5 2.4 2.5 2.3 1.3 0.8 0.5 0.5 0.6 0.00.1 0.1 1.6 0.6 0.6 0.6 0.6 0.7 0.8 1.0 1.1 1.0 0.7 0.5 0.4 0.4 0.50.6 0.9 1.5 2.2 2.2 2.1 1.4 0.8 0.5 0.5 1.3 0.00.5 2.3 3.1 1.4 0.7 0.8 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.6 0.5 0.4 0.30.4 0.6 0.8 1.1 1.3 1.3 1.3 1.1 0.8 0.6 0.5 1.2 0.00.1 1.3 7.8 1.5 3.1 0.8 0.9 0.8 0.6 0.6 0.6 0.6 0.6 0.4 0.3 0.3 0.50.6 0.7 0.8 0.8 0.8 0.8 0.7 0.6 0.6 0.5 0.7 0.00.2 1.0 3.1 1.7 0.8 1.1 0.6 0.6 0.5 0.4 0.3 0.4 0.5 0.6 0.6 0.6 0.50.5 0.6 0.6 0.6 0.6 0.6 1.6 0.00.3 3.5 3.5 0.8 1.2 1.0 0.5 0.4 0.5 0.7 0.6 0.6 0.7 0.6 0.6 0.7 0.60.6 0.6 0.6 1.0 0.00.1 0.6 1.3 1.8 0.8 0.7 0.8 1.9 1.8 0.7 2.6 1.1 1.1 2.7 0.8 1.7 2.10.7 2.4 0.00.1 2.0 1.0 1.2 1.0 0.00.1 0.6 3.1 3.8 3.9 1.6 1.7 2.9 0.10.0 0.1 0.2 0.4 1.0 1.7 8.2 2.9 2.0 2.4 3.3 1.00.0 0.1 0.4 1.5 2.2 2.0 3.6 2.2 2.8 4.4 3.90.2 0.2 0.3 0.4 1.2 1.7 1.6 1.7 2.0 2.4 2.2 1.30.0 0.0 0.1 0.2 0.7 0.8 1.2 3.7 2.5 1.4 1.7 2.1 1.6 3.90.0 0.0 0.1 0.3 0.5 0.2 1.1 1.3 0.9 1.2 1.7 4.2 1.30.0 0.3 0.7 2.0 1.3 0.5 0.7 1.0 1.1 1.6 4.50.4 0.6 0.6 0.8 1.8 0.7 1.6 0.4 0.7 1.7 0.5 1.8 0.8 1.8 0.7 1.6 1.13.3 3.9 1.2 1.3 1.4 2.0 0.90.1 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.3 0.3 0.2 0.1 0.1 0.10.155
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