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Home My Public Portal About10-03-23 Plan Commission Agenda PacketPlan Commission Tuesday, October 03, 2023 7:00 PM Village Boardroom 24401 W. Lockport Street Plainfield, IL 60544 Agenda CALL TO ORDER PLEDGE TO THE FLAG ROLL CALL APPROVAL OF MINUTES Seeking a motion to approve the Minutes of the Plan Commission held on September 19, 2023. 09-19-23 Plan Commission Minutes.pdf PUBLIC COMMENTS DEVELOPMENT REPORT OLD BUSINESS NEW BUSINESS 1.LOCKLEY PARK (CASE 2023-082523.SU.SPR.PP) 1.a.Seeking a motion to open a Public Hearing for the proposed special use for the property located at the southeast corner of 143rd St. and Steiner Rd. 1.b.Seeking a motion to close the Public Hearing for the proposed special use for the property located at the southeast corner of 143rd St. and Steiner Rd. 1.c.Seeking a motion to adopt the findings of fact of staff as the findings of fact of the Plan Commission and, furthermore, recommend approval of the special use for planned development to permit up to 168 townhome units for the development known as Lockley Park, subject to the stipulations in the staff report. 1 Plan Commission Page - 2 Lockley Park Staff Report Packet 1.d.Seeking a motion to recommend approval of the site plan review for Lockley Park, a townhome development of up to 168 units, subject to the stipulations in the staff report. 1.e.Seeking a motion to recommend approval of the Preliminary Plat of Subdivision for Lockley Park, a townhome development of up to 168 units, subject to the stipulations in the staff report. DISCUSSION ADJOURN REMINDERS - October 9th - Committee of the Whole Workshop at 7:00 p.m. October 12th - Historic Preservation Commission at 7:00 p.m. October 16th - Village Board Meeting at 7:00 p.m. October 17th - Plan Commission at 7:00 p.m. 2 Plan Commission Record of Minutes Date: September 19, 2023 Location: Village Hall CALL TO ORDER Chairman Minnis called the Plan Commission meeting to order at 7:00 p.m. PLEDGE TO THE FLAG Chairman Minnis led the pledge to the flag. ROLL CALL Present: Commissioners Campanella, Faheem, Goins, Nicholson, Sula, Valerga, Womack and Chairman Minnis Absent: Commissioner Heinen Staff: Jonathan Proulx, Director of Planning Mayor Argoudelis swore in Commissioner Campanella, Ex-officio Commissioner Faheem, and Ex-officio Commissioner Sula. Mayor Argoudelis thanked the commission and staff for their work. APPROVAL OF MINUTES Commissioner Goins made a motion to approve the Minutes of Plan Commission meeting held on September 5, 2023 as presented. Second by Commissioner Nicholson. The motion carried unanimously by voice vote: PUBLIC COMMENTS No Public Comments. DEVELOPMENT REPORT Mr. Proulx provided an update on the following: Keller Farm residential development, PEMA variance, Joliet Boundary Agreement, and Fire Life Safety Grant for business on Lockport St. OLD BUSINESS No Old Business. NEW BUSINESS RIVERSTONE SUBDIVISION (CASE 2024-090123.FP) Mr. Proulx provided an introduction to the proposed final plat. Chairman Minnis swore in Caitlin Csuk, attorney for applicant; and Greg Collins, M/I Homes. Ms. Csuk gave a presentation on the development. Chairman Minnis asked for public comments. There were no public comments. There was discussion about the road improvements to 127th Street, emergency egress, DuPage River Trail, floodplain, water detention, landscaping, and park sites. Ayes: Campanella, Goins, Nicholson, Valerga, Womack and Minnis Nays: None Absent: Heinen 3 Plan Commission Minutes September 19, 2023 Page 2 of 2 Commissioner Valerga made a motion to recommend approval of the Final Plat of Subdivision of Riverstone Subdivision, 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 Commissioner Womack seconded the motion. Chairman Minnis called for a vote by roll call. The motion is carried 6:0. DISCUSSION Chairman Minnis suggested staff add history to the staff report when a case has been before them or the Board. Chairman Minnis read the reminders. ADJOURN Chairman Minnis adjourned the Plan Commission meeting at 7:36 p.m. Respectfully submitted by Tracey Erickson Tracey Erickson, Recording Secretary Click here to view the video of the meeting. Ayes: Campanella, Goins, Nicholson, Valerga, Womack and Minnis Nays: None Absent: Heinen 4 5 6 7 8 9 10 1 STATE OF ILLINOIS ) COUNTY OF WILL ) VILLAGE OF PLAINFIELD ) PETITION TO THE VILLAGE OF PLAINFIELD BOARD OF TRUSTEES AND PLANNING AND ZONING COMMISSION FOR DEVELOPMENT APPROVAL FOR TILDEN PLACE THE UNDERSIGNED Petitioner, M/I Homes of Chicago, LLC, a Delaware limited liability company (hereinafter “the Petitioner”), as the contract purchaser of the property legally described on Exhibit A (the “Subject Property”), respectfully petitions the Village of Plainfield (the “Village”) to: (i) approve a special use for a planned unit development for the development of the Subject Property consisting of a 168 townhome residential community with associated deviations as depicted on the Preliminary PUD Plan attached hereto as Exhibit B (the “PUD Plan”); (ii) approve a preliminary plat of subdivision, attached hereto as Exhibit C (the “Subdivision Plat”); and (iii) approve such other relief from the Village of Plainfield Municipal Code (“Code”) as may be deemed necessary and appropriate to develop the Subject Property consistent with the plans submitted herewith. In support of this Petition, the Petitioner states to the Village of Plainfield the following: 1. Chicago Title Land Trust Company, as Trustee under Trust Agreement dated March 31, 2014 and known as Trust Number 8002364199 (“Owner”) is the owner of the Subject Property. 2. The Subject Property consists of approximately 38 acres of vacant land at the southeast corner of Steiner Road and 143rd Street. 3. The Subject Property was annexed to the Village, zoned R-1 PUD at that time, and approved for 252 townhomes in 2004 by annexation agreement and has sat vacant and underperforming for the past 19 years. 11 2 4. The Petitioner, M/I Homes of Chicago, LLC, is a Delaware limited liability company with offices located at 2135 City Gate Lane, Suite 620, Naperville, IL 60563. 5. Petitioner is the contract purchaser of the Subject Property. 6. Petitioner seeks to acquire the Subject Property for the purpose of developing a residential subdivision in the Village of Plainfield comprised of 168 townhomes which is considerably less dense than the existing approvals (“Intended Use”). 7. The existing land uses surrounding the Subject Property are as follows: a. North: R1– Low Density Single-Family Residential District; North of 143rd Street (Heritage Woods of Plainfield & Dayfield); R-1 PUD; and B3 Highway Business District (Diageo). b. East: R1– Low Density Single-Family Residential District (Liberty Grove Subdivision). c. South: R1 PUD (DRH Greenbriar); Will County A-1 Agricultural d. West: I1 PUD – Office, Research, and Light Industrial District (zoning in 2022); and Will County A-1 Agricultural (Stewart Farm). 8. The Subject Property is zoned as R1 PUD. 9. Petitioner seeks to develop the Subject Property in the R1 PUD District with a special use for a planned unit development. 10. The proposed entitlement requests meet all Village and State requirements for the development of property and will facilitate the beneficial use of the Subject Property as stated below. SUMMARY OF DEVELOPMENT The Petitioner and builder is M/I Homes of Chicago, LLC (“M/I”). M/I has been building 12 3 homes in the Chicagoland area for about 15 years, and in that time it has become a top 2 homebuilder in Illinois, with many active communities throughout the Chicagoland area, including both the Chatham Square and Lansdowne communities in Plainfield which have been great additions to the Plainfield community and very well received in the marketplace. M/I brings decades of construction and development experience to each project and has found success building communities that offer quality housing options designed to serve individuals at various stages of their lives. M/I looks forward to providing a new housing option for existing Plainfield residents as well as those that would like to live in a well-respected municipality with excellent schools and park facilities. By way of background, the Subject Property was included as Pod 12 in the 2004 annexation agreement (Ordinance 2392) and was approved for 252 townhomes at that time. The current Development proposes only 168 townhomes, which is approximately 66.6% of the approved density, representing a significant reduction. Also pursuant to the annexation agreement, M/I will be dedicating 50’ of right-of-way adjacent to the center line of 143rd St. Currently, 143rd Street has been improved along the north property line of the Subject Property, and the new pavement section and improvements are located on the Subject Property. M/I will dedicate 50’ of right-of- way to address this issue, so the roadway will then be located on Village owned land. As mentioned above, M/I requests Village approval of the new residential community which consists of one hundred sixty eight (168) single-family townhomes located on approximately 38 acres (the “Development”). As it sits today, the Subject Property consists of vacant land which is surrounded by a mix of uses including low density single-family homes in both Heritage Woods of Plainfield, and Dayfield to the north, along with Diageo in the highway business district; DRH Greenbriar subdivision (R1 PUD) and agricultural uses to the south; low 13 4 density single-family homes (Liberty Grove subdivision) to the east; and light industrial and agricultural uses to the west. The proposed Development is consistent with the residential nature of the surrounding area and trend of development in the area and will provide a nice transition from Liberty Grove to the east to 143rd to the west. Additionally, it is important to point out the considerable distance to the Liberty Grove subdivision to the east, which is approximately 200’ away due to the park site and path improvements which M/I proposes along the east property line to provide additional separation for the existing residents of Liberty Grove. Given its location and surrounding uses, the Subject Property presents an excellent canvas on which to meet a significant community need by creating a housing opportunity that is suitable for many types of homebuyers including some of the fastest growing housing segments of Plainfield’s population – young professionals, young families and empty nesters. The Development will consist of variations within two townhome offerings, with all buildings containing 4 units or less units in conformance with Village code. The first series offered will be the Charleston Series which consists of traditional two-story townhomes located on the north half of the Subject Property and will offer three options: (i) Ainslie, which is 1,500 sq. ft. with two bedrooms and a two car garage, (ii) Braeden, which is 1,781 sq. ft. with 2-3 bedrooms and a two car garage, and (iii) Campbell, which is 2,025 sq. ft. with 3 bedrooms and a two car garage. Along the south half of the Subject Property will be the “Homestead Series” which consists of ranch villa townhomes and will offer three options ranging from 1496 sq. ft. to 1727 sq. ft., all with two bedrooms and a two car garage and first floor master bedrooms. With these varying housing options, Tilden Place will add to the diversity of the Village’s housing stock and meet the various needs/desires of a broad buyer pool, including first time homebuyers, move-up homebuyers and those buyers looking for age-targeted retirement-focused options. 14 5 With regard to architecture, Tilden Place will deliver well-designed floor plans, a rich and full complement of interior fit and finishes, and attractive exterior architecture that draws inspiration from the modern trends to create a complementary design with the overall area. The two distinct and identifiable neighborhoods will complement the two series of homes and will offer six (6) different floor plans and three (3) distinct styles of architecture including traditional, urban farmhouse, and cottage styles. This avoids monotony and will deliver a fresh style and color palette that Plainfield can be proud of. The architecture will further ensure lasting value through the use of quality materials that require low maintenance and withstand the test of time. The Development will be subject to a homeowners association responsible for open space, landscape maintenance, and snow removal, as well as exterior maintenance items. In addition to the limited maintenance associated with a new home, homebuyers will be particularly attracted by the Subject Property’s close proximity to shopping and dining options offered in downtown Plainfield and the extraordinary Plainfield School District. At the core of the community is park space, naturalized storm water management areas, and open space. In total, approximately 41% of the Subject Property’s acreage is being dedicated to open space. A 4.63 acre park site will be improved with a path system by M/I in coordination with the Plainfield Park District and then dedicated to the Park District. A preliminary park plan, which includes a walking path, is attached hereto as Exhibit D as part of the landscape plans. In addition to connecting to the interior sidewalks in the Development, the path will connect to 143rd St. to the north along the Liberty Grove subdivision, and also to the future Greenbriar subdivision to the south. These open space improvements are well-coordinated and located to create an extraordinary space that will help truly build a community within Tilden Place. Additionally, open space areas owned and managed by the homeowner’s association will be located central to the site 15 6 providing for additional recreational options for the residents. A large stormwater management area will be located along 143rd Street to provide additional separation for the Subject Property from 143rd as well as an appealing view corridor as vehicles pass by. With regard to access, there will be full access points from both Steiner Road with a boulevard style entrance as well as a full access point from 143rd Street providing for ample circulation. Both Steiner Road and 143rd adjacent to the Subject Property have been improved consistent with the Village’s transportation plans. APPROVAL OF A SPECIAL USE FOR A PLANNED DEVELOPMENT 1. A special use is required for approval of a planned development. 2. A planned development is required to establish a site plan for the Development and to approve deviations from the Code as more specifically detailed herein. 3. The Petitioner meets the standards for a special use 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 substantially diminish property values with the neighborhood; and The special use will not be injurious to the use and enjoyment of nearby properties. The Subject Property has existed as undeveloped vacant farmland since the neighboring residential subdivisions were subsequently developed. The trend of development in this area has been and continues to be residential in this quadrant of the Village as evidenced by Liberty Grove to the east, Greenbriar to the south and Dayfield to the north. The planned unit development aligns with the vision that the Village outlined in the Comprehensive Plan for the Subject Property. Over 15 acres of the Subject Property is dedicated to open space containing a park and walking paths. This combination of land uses will help to make Tilden Place a desired neighborhood in which to live. The townhomes will target a variety of homebuyers. By addressing the needs of various 16 7 homebuyers in Plainfield, the special use will not diminish nearby property values. b. The establishment of the special use will not impede the normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. The special use will not impede orderly development and improvement of the adjacent properties. Petitioner’s proposed Development is consistent with the Village’s Comprehensive Plan, which designates the Subject Property as Medium Density Residential, and annexation agreement which permits a density far exceeding Petitioner’s proposal. Petitioner’s proposed plan is entirely consistent with said designation, and the adjacent properties to the north, east, and south have all been developed for residential use. The Development density of 4.54 units per acre is significantly below the 6.6 du/acre density previously approved in the annexation agreement. Given the Village’s vision for the Subject Property, as well as the value of offering multiple housing types, the petitioner believes that the Development is an appropriate use for the Subject Property. The planned development meets the findings of fact as follows: a. The PD 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 environment; and The Comprehensive Plan envisions a medium density residential development. Given the opportunity that lies with the Subject Property to provide housing options to multiple segments of the population in close proximity to the downtown area, coupled with the residential land uses surrounding the Subject Property to the north, east, and south, the most appropriate land use for the Subject Property is medium density residential. As outlined above, the proposed Development is designed and configured to provide two housing options, traditional and ranch townhomes, arranged around open space which will serve a 17 8 broad pool of potential buyers and help to diversify the Village’s housing stock. Located along improved roadways in close proximity to downtown Plainfield, the development plan provides landscaped perimeter buffers that will serve dual purposes of insulating the residential neighborhood and creating a quality external aesthetic. The Petitioner has designed the community with a pedestrian path within the 15 acres of open space to create an integrated and walkable community with usable and accessible common open space above and beyond applicable regulations. Future plans will connect this walkway with the Greenbriar subdivision to the south to provide walkable access to the downtown area as encouraged in the Comprehensive Plan b. The proposed land uses fulfill, or can reasonably be expected to fulfill a need or demand for such uses within the Village; and The single-family market in the Village has been a successful market reflective of the demand for housing in this area. The most recent Village demographics indicate 45-54 year-olds are the largest age population living in Plainfield, making up just over 18% of the Village population1. The 25-34 and 35-44 age cohorts are the second and third largest population segments in the Village. Collectively, these groups represent nearly 43% of the Village’s population and represent great opportunity for future growth. Tilden Place is designed to meet the needs within these age cohorts with a low-maintenance product in the townhomes. c. The physical design of the PD 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; and The design of the proposed planned development efficiently utilizes the Subject Property while protecting natural features throughout the site. Petitioner will establish pedestrian connections throughout 15 acres of parks and naturalized detention areas. The 4.63 acre park site 1 https://data.census.gov/cedsci/table?g=1600000US1760287&tid=ACSDP5Y2020.DP05 18 9 will be improved by M/I in coordination with the Plainfield Park District and will include a variety of different park improvements. The proposed Development will be served by public water and sanitary systems, and a modern stormwater management system will be integral to the Development. The Development has been designed to create an efficient traffic flow and contains curvatures in the roadways to avoid speeding. d. 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. Petitioner proposes several exceptions from the underlying zoning ordinance and other applicable codes and ordinances as a result of the Village’s practice of designating all residential PUDs R-1 despite the nature of the land use being proposed. Petitioner believes that the proposed exceptions will promote a more efficient design that appropriately prioritizes open space. The design will also benefit neighboring property by virtue of creating common areas and walking paths that can be utilized by neighboring residents. The following exceptions are necessary and appropriate to facilitate development of the Subject Property: 1. Section 9-52: Residential Density. Petitioner proposes to increase the permitted Residential Density for the Subject Property from 3 dwelling units per acre to 4.54 dwelling units per acre. This overall density is significantly less than the 6.6 dwelling units per acre density currently approved by the annexation agreement. 2. Section 9-54: Minimum Lot Size. Petitioner proposes to reduce the minimum lot size from 12,000 square feet to 2,419 square feet. The reduced lot is a result of M/I’s practice of 19 10 subdividing each townhome lot so that each owner has fee simple title and a parcel identification number is issued for real estate tax purposes. 3. Section 9-54: Minimum Lot Width. Petitioner proposes to reduce the minimum homesite width from 85 feet to 24 feet. The reduced width is a result of M/I’s practice of subdividing each townhome lot so that each owner has fee simple title and a parcel identification number is issued for real estate tax purposes. 4. Section 9-54: Minimum Front Yard Setback. Petitioner proposes to reduce the required front yard setback from 30 feet to 25 feet. 5. Section 9-54: Minimum Rear Yard Setback. Petitioner proposes to reduce the required front yard setback from 30 feet to 8 feet. The reduced setback is a result of M/I’s practice of subdividing each townhome lot so that each owner has fee simple title and a parcel identification number is issued for real estate tax purposes. This measurement is relative to the distance from the rear of the home to the townhome pad lot. The measurement from the rear of the building to the perimeter property line shall meet and exceed the 30’ requirement consistent with the intent of Village code. 6. Section 9-54: Minimum Interior Side Setback. Petitioner proposes to reduce the required interior side setback from 7 feet to 5 feet. The reduced setback is a result of M/I’s practice of subdividing each townhome lot so that each owner has fee simple title and a parcel identification number is issued for real estate tax purposes. 7. Section 9-54: Maximum Building Coverage. Petitioner proposes to increase the maximum area coverage from thirty percent (30%) to sixty percent (60%). The increase in maximum area coverage is directly correlated to how the property is subdivided. Overall, 41% of the entire Subject Property is open space. 20 11 8. Section 9-54: Maximum Impervious Area Coverage. Petitioner proposes to increase the maximum impervious area coverage from thirty percent (30%) to eighty percent (80%) The requested exception will not impact the function of stormwater improvements incorporated as part of the overall subdivision as an integral part of the project. The increase in maximum area coverage is directly correlated to how the Subject Property is subdivided. Overall, 41% of the entire Subject Property is open space. 9. Section 9.14: Minimum Distance of Porches, Patios & Decks from Rear Property Line. Petitioner proposes to decrease the distance of porches, patios and decks from 15 feet to 5 feet. 10. Building to Building Distances: a. Building side to side = 20’ b. Building side to rear = 40’ c. Building front to front = 110’ d. Building rear to rear = 50’ e. Building side to front = 100’ 11. Section 9-17 to eliminate the requirement for side loaded, rear loaded or recessed garages as depicted on the PUD Plan and to approve the Tilden Place elevations as defined herein, subject to the Petitioner’s anti-monotony provisions 12. Section 9-130 shall not apply to the Subject Property. No tree survey or replacement trees shall be required. 13. Section 9-23 to permit sales signage as depicted in the Proposed Signage Plan submitted herewith. 21 12 14. Section 9-124.(5)(b) to permit parkway trees with a minimum caliper of 2.5” instead of 3.0” 15. Section 7-203 to permit deviations from Minimum Standards for Streets: Petitioner proposes to reduce the right-of-way dimension from sixty-six feet (66’) to sixty feet (60’). The reduced right-of-way still accommodates necessary public improvements including roadway, sidewalk, sanitary service, water service and street trees. The reduction in right- of-way will not be discernable or otherwise negatively impair the provision of public services to the subdivision. 16. Section 7-203(h) Petitioner proposes 8’ wide bike paths in lieu of 10’ wide bike paths. 17. Cul-De-Sac right of way radius of 60’. 18. Centerline radius for 90-degree turns of 90’. 19. Centerline radius for curves greater than 90 degrees of 90’. e. The PD meets the requirements and standards of the planned development regulations; and The proposed planned development complies with the requirements and standards of the planned development regulations set forth in the Code. f. Open spaces and recreational facilities are provided; and Approximately 15 acres of the Subject Property will be reserved for common open space. These spaces will include a naturalized stormwater management basin, various HOA managed open space, and 4.63 acres of park site developed in coordination with the Plainfield Park District, which will include a walking path that connects to 143rd Steet to the Liberty Grove subdivision and the future Greenbriar subdivision. g. The PD is compatible with the adjacent properties and the neighborhood, and along the periphery of the PD yards or setbacks shall be provided that meet or exceed the regulations of the district in which the PD is located. 22 13 The planned development is compatible with adjacent properties and neighborhoods because adjacent properties to the north, south, and east are residential communities. APPROVAL OF A PERMITTED VARIATION FROM VILLAGE ORDINANCES UNDER SECTION 9-45(3) 1. Under Article IV, Planned Developments, Petitioner may request and the Village may grant a variation from Village Code for land uses that are not permitted in the district the development is proposed. 2. Petitioner is proposing a townhome development in R-1 where townhomes are not listed as a permitted use. 3. The land use meets the requirements for granting a variation as follows: a. The proposed land uses are necessary or desirable and are appropriate with respect to the primary purpose of the PD; and The purpose of a planned development is to provide creative approaches to residential development of land. By incorporating variations in housing options within the proposed Development, Petitioner is providing a creative alternative to traditional residential development by meeting the diverse needs of a broad buyer pool. Petitioner is cognizant of Plainfield’s needs and desire to provide additional housing targeting a variety of buyers which include age-targeted options with limited maintenance. In addition, Petitioner is providing an efficient use of land by providing significant recreational and open space opportunities to the residents of the subdivision, including the walking path interconnecting throughout and around the community. b. The proposed land uses are not of such a nature or so located as to exercise a detrimental influence on the surrounding neighborhood. Permitting the townhomes in the community will not exercise a detrimental influence on the surrounding neighborhood. The adjacent land use to the east is the Liberty Grove subdivision, 23 14 with the Greenbriar planned for the south. APPROVAL OF A PRELIMINARY PLAT OF SUBDIVISION 1. Petitioner seeks approval of the Preliminary Plat of Subdivision, a copy of which has been submitted herewith, to subdivide the Subject Property to allow the construction of 168 dwelling units and associated outlots that will be maintained by a homeowner’s association that will be formed for the subdivision. 2. The proposed subdivision meets the standards for a subdivision consistent with the standards set forth in the Code. WHEREFORE, by reason of the foregoing, the undersigned Petitioner requests the City Council and Plan Commission take the necessary steps to: (i) approve a special use for a planned unit development for the development of the Subject Property consisting of a 168 townhome residential development with associated deviations as depicted on the Preliminary PUD Plan; (ii) approve a preliminary plat of subdivision; and (iii) approve such other relief from the Village of Plainfield Municipal Code as may be deemed necessary and appropriate to develop the Subject Property. RESPECTFULLY SUBMITTED this 25th day of August, 2023. PETITIONER: M/I HOMES OF CHICAGO, LLC, a Delaware limited liability company Vincent M. Rosanova Vincent M. Rosanova Rosanova & Whitaker, Ltd., Attorney for the Petitioner 24 15 EXHIBIT A LEGAL DESCRIPTION THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 OF SECTION 8, TOWNSHIP 36 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPTING THEREFROM THAT PART THEREOF CONVEYED TO THE VILLAGE OF PLAINFIELD, BY WARRANTY DEED RECORDED AS DOCUMENT R2006-210270, AND DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID NORTHWEST 1/4; THENCE ON AN ASSUMED BEARING OF SOUTH 01 DEGREE 44 MINUTES 48 SECONDS EAST ON THE WEST LINE OF SAID NORTHWEST 1/4, 1325.93 FEET TO THE SOUTH LINE OF THE NORTH 1/2 OF SAID NORTHWEST 1/4; THENCE NORTH 88 DEGREES 40 MINUTES 05 SECONDS EAST ON SAID SOUTH LINE, 60.00 FEET TO THE EAST LINE OF THE WEST 60.00 FEET OF SAID NORTHWEST 1/4; THENCE NORTH 01 DEGREE 44 MINUTES 48 SECONDS WEST ON SAID EAST LINE, 1242.90 FEET; THENCE NORTH 43 DEGREES 28 MINUTES 12 SECONDS EAST, 70.44 FEET TO THE SOUTH LINE OF THE NORTH 33.00 FEET OF SAID NORTHWEST 1/4; THENCE NORTH 88 DEGREES 41 MINUTES 19 SECONDS EAST ON SAID SOUTH LINE, 90.00 FEET; THENCE NORTH 01 DEGREE 44 MINUTES 48 SECONDS WEST, 33.00 FEET TO THE NORTH LINE OF SAID NORTHWEST 1/4; THENCE SOUTH 88 DEGREES 41 MINUTES 19 SECONDS WEST ON SAID NORTH LINE, 200.00 FEET TO THE POINT OF BEGINNING), IN WILL COUNTY, ILLINOIS. PIN: 06-03-08-100-001-0000 25 16 EXHIBIT B PUD PLAN 26 17 EXHIBIT C SUBDIVISION PLAT 27 18 EXHIBIT D PRELIMINARY PARK PLAN 28 LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 30LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 31LOT 32LOT 33LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 47LOT 48ALABASTER CIRCLETILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLEPRESIDENTIALAVENUELOT 34143RD STREETSTEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS: OVERALL PRELIMINARY LANDSCAPE PLAN1030'60'120'180'TILDEN PLACE PLAINFIELD, ILLINOIS 08.18.2023MI23232CLEDHS OF 72135 CITY GATE LANE, SUITE 620NAPERVILLE, IL 60563CEMCON, LTD.2280 WHITE OAK CIRCLESUITE 100AURORA, ILLINOIS 60502-9675CLIENTENGINEERKnow what'sbelow.before you dig.CallRSCALE: 1"=60'NORTH29 30 31 32 33 34 35 36 37 URBAN FARMHOUSE TRADITIONAL Floor Plan SF Bedroom Garage Ainslie 1,500 2 2 Braeden 1,781 2-3 2 Campbell 2,025 3 2 CHARLESTOWN SERIES 38 URBAN FARMHOUSE COTTAGE Floor Plan SF Bedroom Garage Plan A 1,496 2 2 Plan B 1,677 2 2 Plan C 1,727 2 2 HOMESTEAD SERIES - Ranch Villas 39 40 41 W. 143RD STREET S. STEINER ROADWALLIN DRIVELINCOLN ELEMENTARY SCHOOL LOCKPORT STREET LINCOLN HWYSUBJECT SITE LINEROADCONSULTANTS: DESCRIPTION INDEX OF SHEETS SHEET NO. 0 COVER SHEET 1 OVERALL PRELIMINARY LANDSCAPE PLAN 2 PRELIMINARY LANDSCAPE PLAN 3 PRELIMINARY LANDSCAPE PLAN 4 LANDSCAPE DETAILS 5 TYPICAL FOUNDATION LANDSCAPE PLANS 6 SITE AMENITY PLANS & MONUMENT DETAILS 7 TREE PRESERVATION LOCATION MAP SCALE: 1"=800' LANDSCAPE ARCHITECT: GARY R. WEBER ASSOCIATES, INC 402 W. LIBERTY DRIVE WHEATON, ILLINOIS 60187 Preliminary Landscape Plan TILDEN PLACE Plainfield, Illinois August 18, 2023 CIVIL ENGINEER: CEMCON, LTD. 2280 WHITE OAK CIRCLE, SUITE 100 AURORA, ILLINOIS 60502 42 LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 30LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 31LOT 32LOT 33LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 47LOT 48ALABASTER CIRCLETILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLEPRESIDENTIALAVENUELOT 34143RD STREETSTEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS: OVERALL PRELIMINARY LANDSCAPE PLAN1050'100'200'300'TILDEN PLACE PLAINFIELD, ILLINOIS 08.18.2023MI23232CLEDHS OF 72135 CITY GATE LANE, SUITE 620NAPERVILLE, IL 60563CEMCON, LTD.2280 WHITE OAK CIRCLESUITE 100AURORA, ILLINOIS 60502-9675CLIENTENGINEERKnow what'sbelow.before you dig.CallRGENERAL NOTESREPRESENTATIVE PLANT LISTPERENNIALS AND GROUNDCOVERSNOT TO SCALENOT TO SCALEDECIDUOUS AND EVERGREEN SHRUBSDECIDUOUS TREESNOT TO SCALEEVERGREEN TREESNOT TO SCALEPARKWAYS: ±7,394 L.F.TREE REPLACEMENT20' LANDSCAPE BUFFER YARDS:NORTH, EAST, AND SOUTHPROPERTY LINES±3,742 L.F; 74,833 S.F.(30 PLANT UNITS PER 1,000 S.F.)OPEN SPACES:±594,057 S.F.(EXCLUDES GAS PIPELINE RIGHT-OF-WAY)(1 PLANT UNITS PER 750 S.F.)SCALE: 1"=100'NORTHSHEET 2SHEET 3NATIVE AREA SEEDPLANT MATERIAL QUANTITIESPLANTING DETAILS43 LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22LOT 23LOT 43LOT 44LOT 45LOT 46LOT 47LOT 48TILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLE143RD STREETSTEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS: PRELIMINARY LANDSCAPE PLAN2TILDEN PLACE PLAINFIELD, ILLINOIS 08.18.2023MI23232CLEDHS OF 72135 CITY GATE LANE, SUITE 620NAPERVILLE, IL 60563CEMCON, LTD.2280 WHITE OAK CIRCLESUITE 100AURORA, ILLINOIS 60502-9675CLIENTENGINEERKnow what'sbelow.before you dig.CallR025'50'100'150'SCALE: 1"=50'NORTHMATCHLINE - SEE SHEET 3WESTENTRANCE SEEDETAIL SHEET 4NORTH ENTRANCESEE DETAIL SHEET 4NATIVE LEGENDPARK AREASEE DETAILSHEET 444 LOT 30LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 31LOT 32LOT 33LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43ALABASTER CIRCLETILDEN PLACEALABASTER CIRCLEPRESIDENTIALAVENUELOT 34STEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS: PRELIMINARY LANDSCAPE PLAN3TILDEN PLACE PLAINFIELD, ILLINOIS 08.18.2023MI23232CLEDHS OF 72135 CITY GATE LANE, SUITE 620NAPERVILLE, IL 60563CEMCON, LTD.2280 WHITE OAK CIRCLESUITE 100AURORA, ILLINOIS 60502-9675CLIENTENGINEERKnow what'sbelow.before you dig.CallR025'50'100'150'SCALE: 1"=50'NORTHMATCHLINE - SEE SHEET 2WESTENTRANCESEE DETAILSHEET 4NATIVE LEGENDPLANT COMMUNITY SECTIONNOT TO SCALENOT TO SCALENATURALIZED AREA SIGN45 STEINER ROADTILDEN PLACEALABASTER CIRCLE 143RD STREETDAISY LANE SHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS: LANDSCAPE DETAILS4TILDEN PLACE PLAINFIELD, ILLINOIS 08.18.2023MI23232CLEDHS OF 72135 CITY GATE LANE, SUITE 620NAPERVILLE, IL 60563CEMCON, LTD.2280 WHITE OAK CIRCLESUITE 100AURORA, ILLINOIS 60502-9675CLIENTENGINEERKnow what'sbelow.before you dig.CallR010'20'40'60'SCALE: 1"=20'NORTH010'20'40'60'SCALE: 1"=20'NORTHNORTH ENTRANCE DETAILWEST ENTRANCE DETAIL010'20'40'60'SCALE: 1"=20'NORTHPARK DETAIL46 SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:TYPICAL FOUNDATION LANDSCAPE PLANS5FOUNDATION LANDSCAPE PLAN SCALE: 1"=10' TYPICAL FRONT-LOAD 4 UNIT TOWNHOME TILDEN PLACEPLAINFIELD, ILLINOIS08.18.2023 MI23232 CLE DHS OF 7 2135 CITY GATE LANE, SUITE 620 NAPERVILLE, IL 60563 CEMCON, LTD. 2280 WHITE OAK CIRCLE SUITE 100 AURORA, ILLINOIS 60502-9675 CLIENT ENGINEER Know what'sbelow. before you dig.Call R REPRESENTATIVE FOUNDATION PLANT LIST FOUNDATION LANDSCAPE PLAN SCALE: 1"=10' TYPICAL FRONT-LOAD 3 UNIT TOWNHOME FOUNDATION LANDSCAPE PLAN SCALE: 1"=10' TYPICAL FRONT-LOAD 3 UNIT RANCH 47 ILDENTLACEPSTEINER ROADTILDEN PLACELOT 33STEINER ROAD143RD STREETDAISY LANE SHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS: SITE AMENITY PLANS & DETAILS6TILDEN PLACE PLAINFIELD, ILLINOIS 08.18.2023MI23232CLEDHS OF 72135 CITY GATE LANE, SUITE 620NAPERVILLE, IL 60563CEMCON, LTD.2280 WHITE OAK CIRCLESUITE 100AURORA, ILLINOIS 60502-9675CLIENTENGINEERKnow what'sbelow.before you dig.CallR010'20'40'60'SCALE: 1"=20'NORTHPARK DETAILMONUMENT ELEVATIONSCALE 3/4"=1'010'20'40'60'SCALE: 1"=20'NORTHWEST ENTRANCE MONUMENT PLANMARKETING SIGN010'20'40'60'SCALE: 1"=20'NORTHWEST SIGN LOCATION MAP010'20'40'60'SCALE: 1"=20'NORTHNORTH SIGN LOCATION MAPBENCH DETAILNOT TO SCALENOT TO SCALE48 143RD STREETSTEINER ROADLOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 30LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 29LOT 31LOT 32LOT 33LOT 35LOT 36LOT 37LOT 38LOT 39LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 47LOT 48LOT 34ALABASTER CIRCLETILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLESHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS: TREE PRESERVATION PLAN7035'70'140'210'SCALE: 1"=70'NORTHTREE PRESERVATION NOTESTREE PRESERVATION DETAIL(NOT TO SCALE)SEE NOTESTILDEN PLACE PLAINFIELD, ILLINOIS 08.18.2023MI23232CLEDHS OF 72135 CITY GATE LANE, SUITE 620NAPERVILLE, IL 60563CEMCON, LTD.2280 WHITE OAK CIRCLESUITE 100AURORA, ILLINOIS 60502-9675CLIENTENGINEERKnow what'sbelow.before you dig.CallRLEGENDTREE TO BE PRESERVEDTREE TO BE REMOVED49 Traffic Memorandum CEMCON, Ltd. MEMORANDUM To: Jonathan Proulx Village of Plainfield From: Michael May, M.S.C.E., P.E. CEMCON, Ltd. Cc: Greg Collins – M/I Homes Vince Rosanova – Rosanova & Whitaker Date: August 15, 2018 Subject: Lockley Park, Plainfield, IL. CEMCON Project No.: 743.030 This memorandum summarizes the results of a trip generation study conducted for the proposed project, a single-family attached development at the corner of 143Rd Street and Stainer Rd. The 38.3-acre site is proposed to have 168 single-family attached townhomes. The purpose of the analysis is to evaluate the traffic generated by single-family attached as it compares to single-family detached in general as well as provide a comparison of the proposed Lockley Park Townhome Community to the Greenbriar Subdivision (Single-family detached) immediately to the south of the project. The number of trips to be generated were calculated using rates published in the manual Trip Generation, 11th Edition, by the Institute of Transportation Engineers (ITE). As shown in Table 1, generally single family detached generates approximately 30% more total trips per day and over 40% more trips in the peak hour given the same number of units than single family attached. Looking specifically at the comparison between Greenbriar and the proposed Lockley Park Subdivision traffic as shown on Table 2, Greenbriar will generate approximately 43% more total trips per day than Lockley Park. During the Peak hour Greenbriar will generate over double the number of trips than Lockley Park. TABLE 1: COMPARISON OF SINGLE-FAMILY DETACHED TO SINGLE-FAMILY ATTACHED. TRIP GENERATION - PROPOSED ZONING - ITE 11th Edition ITE Land PEAK HOUR AM PEAK HOUR PM Daily Use No. Units Use Code % In/Out % In/Out In Out Total Total SF Detached 100 210 26%74% 19 55 74 63%/37% 62 37 99 1009 SF Attached 100 215 31%/69% 14 32 46 57%/42% 32 24 56 712 DIFFERENCE 5 23 28 30 13 43 297 * Note: 100 Units/Lots was used for a straight comparison between traffic Generated by Single Family Attached with Single Family Detached. TABLE 2: COMPARISON OF GREENBRIAR TO LOCKLEY PARK TRIP GENERATION - PROPOSED ZONING - ITE 11th Edition ITE Land PEAK HOUR AM PEAK HOUR PM Daily Use No. Units Use Code % In/Out % In/Out In Out Total Total GREENBRIAR 227 210 26%74% 41 116 157 63%/37% 135 80 215 2145 LOCKLEY 168 215 31%/69% 25 57 82 57%/42% 55 42 97 1230 DIFFERENCE 16 59 75 80 38 118 915 H:\743030\REPORTS\2023-09-27 Traffic Memo.doc 50