HomeMy Public PortalAbout12-11-2023 COW & Special MeetingCommittee of the Whole Workshop and Special Village Board Meeting of the
President and the Board of Trustees
Monday, December 11, 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
B1.Approval of the Minutes of the Special Meeting, Committee of the Whole Workshop,
and Executive Sessions held on November 27, 2023.
11-13-2023 COW Minutes.
11-13-2023 Special Village Board Minutes
C.PRESIDENTIAL COMMENTS
D.TRUSTEES COMMENTS
E.PUBLIC COMMENTS (3-5 Minutes)
F.WORKSHOP
F1.RENTAL ORDINANCE
Staff is seeking Board input and direction on the draft Rental Ordinance.
Rental Ordinance Staff Report Packet
F2.LOCKLEY PARK (CASE NUMBER 2023-082523.SU/SPR/PP)
Staff and the applicant are seeking input from the Village Board regarding the site plan
and preliminary plat for a proposed townhome development of up to 168 homes located
at the southeast corner of 143rd Street and Steiner Road.
Lockley Park Staff Report Packet 12-11-23
G.ADJOURN
SPECIAL VILLAGE BOARD MEETING
1
Committee of the Whole Workshop and Special Village Board Meeting of the President and the
Board of Trustees Page - 2
A.CALL TO ORDER, ROLL CALL
B.PUBLIC COMMENTS (3-5 Minutes)
C.BUSINESS MEETING
1.APPROVAL OF THE AGENDA
2.LOCKLEY PARK (CASE NUMBER 2023-082523.SU/SPR/PP)
2a.Seeking Board consideration of a motion to remove this matter from the table.
2b.Seeking Board consideration of a motion to adopt the findings of fact of the Plan
Commission as the findings of fact of the Board of Trustees and, furthermore, to approve
Ordinance No. _____, granting approval of a special use for planned development for
the project known as Lockley Park, located generally at the southeast corner of 143rd
Street and Steiner Road, to permit a townhome residential development of up to 168
townhomes, subject to the stipulations noted in the staff report.
Lockley Park Staff Report Packet 12-11-23
2c.Seeking Board consideration of a motion to approve the site plan review for the project
known as Lockley Park, subject to the stipulations noted in the staff report.
2d.Seeking Board consideration of a motion to approve the Preliminary plat of Subdivision
for Lockley Park, subject to the stipulations noted in the staff report.
REMINDERS -
•December 13 Coffee with the Mayor – 9:00 a.m. at the Village Hall
•December 14 Historic Preservation Commission – 7:00 p.m.
•December 18 Village Board Meeting – 7:00 p.m.
•December 19 Plan Commission – 7:00 p.m.
•February 5 Next Scheduled Village Board Meeting - 7:00 p.m.
2
Minutes of the Committee of the Whole Workshop of the President
and the Board of Trustees
Held on November 13, 2023
In the Boardroom
Mayor Argoudelis called the meeting to order at 7:10 p.m. Board present: Mayor Argoudelis,
Trustee Ruane, Trustee Wojowski, Trustee Bonuchi, Trustee Kalkanis, Trustee Kiefer, and Trustee
Larson. Others present: Joshua Blakemore, Administrator; Michelle Gibas, Village Clerk; Rich
Vogel, Village Attorney; 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 90 persons in
the audience.
Trustee Bonuchi moved to approve the Minutes of the Committee of the Whole Workshop held and
Executive Sessions on October 23, 2023. Second by Trustee Kalkanis. Voice Vote. All in favor, 0
opposed. Motion carried.
PRESIDENTIAL COMMENTS
Mayor Argoudelis:
Commented on Veterans Day.
Welcomed the Plainfield North Boys Cross Country Team and congratulated them for their
second-place finish at IHSA 3A State Cross Country Championships.
TRUSTEE COMMENTS
Trustee Kiefer commented on Veterans Day and thanked them for their service.
Trustee Wojowski:
Thanked Veterans for their service.
Asked the audience to be civil and respectful.
Trustee Ruane:
Thanked Veterans for their service.
Asked the audience to be civil and encouraged people to participate.
Trustee Bonuchi thanked Veterans for their service and especially thanked the Vietnam Veterans.
WORKSHOP
1)YEAR 2023 TAX LEVY
Traci Pleckham reviewed the tax levy history and calculation scenarios maintaining the current rate
and a 5% reduction in rate. Traci Pleckham also reviewed the proposed fiscal year 2025 budgets for
the Audit, Tort Immunity, and Police Pension Funds and the Police Pension actuarial report. Mrs.
Pleckham noted that the Police Pension Fund will require an increased levy contribution for the 2025
fiscal year. Mrs. Pleckham also pointed out that the Village of Plainfield’s portion of the 2022 tax
levy was 5.75%.
3
Village of Plainfield
Committee of the Whole Meeting Minutes – November 13, 2023
Page 2
Trustee Larson inquired about the Police Pensions, Pavement Condition Index and Municipal
Building Study. There was some general discussion regarding Police Pensions Tier 1 vs Tier 2.
Trustee Larson indicated support for increasing the police pension funding. Trustee Wojowski stated
that the Village should contribute as much as possible to the police pensions while still lowering the
tax levy rate.
2)2024 FIREWORK FUNDING
Administrator Blakemore stated that after the 2023 fireworks, there were some questions about
potentially coordinating a show with Romeoville. The Park District has reviewed that option with
Romeoville and is presenting the following options for 2024:
1) A $20,000 show, split evenly between the Park District and Village. The show would be
slightly decreased from last year' s show due to the increasing costs of fireworks.
2) A $22,000 show, split evenly between the Park District and Village. This would be the same
show as last year and accounts for a price increase.
3) A coordinated show with six (6) locations with the Village of Romeoville and the Plainfield
Park District. The cost of this is $ 47,250 each, from the Park District, Village, and
Romeoville. Additional details such as the three locations in Plainfield would still need to be
determined.
It was the general consensus to go with option 2 - a $22,000 show, split evenly between the Park
District and Village. This would be the same show as last year and accounts for a price increase.
3) WALLIN WOODS LOT 4 PROPERTY ACQUISITION
Administrator Blakemore stated that over the last several months the Village has been reviewing a
potential mixed-use development at the SE corner of Village Center and Van Dyke. The proposed
development was for an 84-unit apartment complex, with approximately 9,000 square feet of
commercial space on the ground level. Mixed use is permitted in the B-5 zoning district, however the
developer requested variances as part of the application. The variances and site plan were considered
at the October 2nd Board meeting, with the motion failing on a 3-4 vote. During the October 2nd
meeting, questions and comments were raised about the Village purchasing the property. Since that
time, the current owner has met with the Village and have represented they are willing to sell the
property to the Village for a sum of $2,000,000. Administrator Blakemore highlighted the proposed
purchase and the conditions of the sale to the Village. Administrator Blakemore noted that should the
Village take ownership of this parcel, staff would recommend adding a covenant to this parcel so that
it cannot be developed in the future, and to combine parcels with the existing Settlers' Park.
Trustee Kalkanis stated that she supports the purchase of the property. Trustee Wojowski stated that
he does not support the purchase of the property. Trustee Ruane stated that he does not support the
purchase of the property. Trustee Kiefer stated that he supports the purchase of the property. Trustee
Larson stated that that she does not support the purchase of the property. Trustee Bonuchi stated that
she will be requesting a motion to table or will recuse herself if there is no motion to table.
PUBLIC COMMENTS
The following people expressed support for purchasing the property.
1) Rachel Gould
2) Anthony Lee
3) Venassa Sula
4
Village of Plainfield
Committee of the Whole Meeting Minutes – November 13, 2023
Page 3
4) John Gidlund
5) Dr. John Green
6) Jenny Watkins
7) Greg Roach
8) Crystal Ready
9) Robert Schiavo
10)Amy Ciesniewski
11)Brianne Gallagher
12)Liudmila Condruc
13)Matt Andes
14)Jennifer Roach
15)Lyle Hugart
16)Brian Chevere
17)David La Francis
18)Gisell Corral
19)Jeff Pedtka
20)Kathy Blessant
21)David Tucci
The following people did not support the purchase of the property or expressed concern:
1) Eric Marsaglia – did not support the purchase of the property.
2) Brian Minnis – indicated more time was needed for additional resident input.
3) Michael Collins – expressed concern regarding the price.
Mayor Argoudelis noted that the Board will adjourn the Committee of the Whole Workshop and open
a Special Meeting immediately afterwards to vote on the Wallin Woods Lot 4 Property Acquisition.
Trustee Ruane moved to adjourn the Committee of the Whole Workshop. Second by Trustee Kiefer.
Voice Vote. All in favor, 0 opposed. Motion carried.
The meeting adjourned at 10:25 p.m.
Michelle Gibas, Village Clerk
5
VILLAGE OF PLAINFIELD
SPECIAL MEETING MINUTES
NOVEMBER 13, 2023
AT:VILLAGE HALL
BOARD PRESENT: J. ARGOUDELIS, T.RUANE, B.WOJOWSKI, M.BONUCHI, .
P.KALKANIS, R.KIEFER AND C.LARSON. OTHERS PRESENT: J.BLAKEMORE,
ADMINISTRATOR; R.VOGEL, ATTORNEY; M.GIBAS, VILLAGE CLERK; S.THREEWITT,
PUBLIC WORKS DIRECTOR; J.PROULX, PLANNING DIRECTOR; J.MELROSE, ECONOMIC
DEVELOPMENT DIRECTOR; L.SPIRES, BUILDING OFFICIAL; T.PLECKHAM,
MANAGEMENT SERVICES DIRECTOR; AND R.MILLER, CHIEF OF POLICE.
CALL TO ORDER, ROLL CALL, PLEDGE
Mayor Argoudelis called the meeting to order at 10:26 p.m. Roll call was taken, all Trustees were
present. There were approximately 90 persons in the audience.
PUBLIC COMMENTS (3-5 minutes)
No comments.
BUSINESS MEETING
1)APPROVAL OF AGENDA
Trustee Wojowski moved to approve the Agenda. Second by Trustee Kiefer. Vote by roll call.
Ruane, yes; Wojowski, yes; Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 6 yes, 0 no. Motion
carried.
2)WALLIN WOODS LOT 4 PROPERTY ACQUISITION
Mayor Argoudelis gave a brief speech about the importance of purchasing this property.
Trustee Bonuchi moved to table the item. There was no second to the motion.
Trustee Kalkanis moved to approve an authorizing the execution of a Real Estate Purchase Contract
with Dandelion Development LLC (Lot 4 in Wallin Woods Commercial Parcel B) in the amount of
$2,000,000.00. Second by Trustee Wojowski. Vote by roll call. Ruane, no; Wojowski, no; Bonuchi,
recused; Kalkanis, yes; Kiefer, yes; Larson, no. 3 yes, 2 no, 1 recused. Motion failed.
EXECUTIVE SESSION
Trustee Kiefer 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. Ruane, yes; Wojowski, no; Bonuchi, yes; Kalkanis, no; Kiefer, yes; Larson, yes.
4 yes, 2 no. Motion carried.
Trustee Kalkanis moved to table the Executive Session to the next meeting. Second by Trustee
Wojowski. Vote by roll call. Ruane, no; Wojowski, yes; Bonuchi, yes; Kalkanis, yes; Kiefer, no;
Larson, no; Argoudelis, yes. 4 yes, 3 no. Motion carried.
The meeting adjourned at 10:45 p.m.
Michelle Gibas, Village Clerk
6
24401 W. Lockport Street Plainfield, IL 60544 Phone (815) 436-7093 Fax (815) 436-1950 Web www.plainfieldil.gov
TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES FROM: LONNIE SPIRES, BUILDING OFFICIAL MEETING DATE: DECEMBER 11, 2023 SUBJECT: REPORT TO THE COMMITTEE OF THE WHOLE RENTAL REGULATION ORDINANCE DISCUSSION
This is another discussion on whether the Village of Plainfield wants to regulate the condition and
operation of rental housing. In recent years, there has been an increase in the numbers of single-family homes and multi-family go from owner-occupancy to absentee ownership and rental occupancy. The use of a rental regulation ordinance would include a registry, licensing program, crime free housing and other possible options. This program would be under the direction of Building and Code Compliance
Department with help from the Police Department, Administrative and Management Services and
Planning Department. The revision provided has been reviewed by the Village of Plainfield legal council and has made revisions to accommodate comments from the Committee of the Whole meeting on September 11, 2023.
Staff looks forward to Trustees’ discussion on the revisions made to the proposed ordinance.
John F. Argoudelis PRESIDENT
Michelle Gibas VILLAGE CLERK
TRUSTEES Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally J. Larson Tom Ruane
Brian Wojowski
7
Chapter 2.5, Article XIV
Rental Regulation Ordinance; Crime Free Housing Ordinance; Vacant Property
Registration Ordinance; Commercial Property Registration Ordinance
8
2.5-511 TITLE
These regulations consisting of Sections 2.5-511 through and including Section 2.5-530 shall be
known as the Rental Regulation Ordinance or “RRO”.
2.5-512 Purpose
The purpose of this ordinance is to provide for the annual licensing of residential rental
property, so as to protect the public health, safety, and welfare of the village, including but not
limited to:
• Providing minimum standards for the maintenance, operation, use and appearance of
residential rental properties.
• Preventing living conditions that adversely affect or are likely to affect the life, safety,
health, and general welfare of persons occupying rental dwelling units.
• Preserving the value of land and buildings throughout the village
2.5-513 Application
The ordinance shall be held to be minimum requirements adopted for the protection of the
public health, safety, and welfare. This ordinance, the International Property Maintenance Code
(IPMC) adopted by the Village and the Village of Plainfield Code and ordinances shall apply as
minimum standards for maintenance of all residential properties in the village that are rented
or leased, including any residential dwelling unit, rooming unit, or such other residential
building or structure wherein the owner or owner’s agent allows an individual to occupy space
while charging a fee for the privilege of occupying the space. Where the requirements of this
ordinance vary from any other lawfully adopted state laws, rules, regulations, ordinances,
codes, deed restrictions or covenants, the more restrictive or that imposing the higher
standards shall govern. The village does not enforce any private covenants, contract, or
agreements between landowners or tenants.
9
2.5-514 Definitions
For the purpose of this Chapter and Article, the following definitions shall apply unless the
context clearly indicates or requires a different meaning:
Abatement - the reduction or cessation of a nuisance through actions by the property owner
that show a substantial and/or measurable decrease or alleviation of a nuisance.
Aggravated Nuisance Activities - any of the following activities, behaviors, or conduct as
defined by federal, state, or municipal statute and/or ordinance where a citation is given, an
arrest is made or a violation has been documented:
Homicide; Kidnapping; Criminal housing management; Possession of explosives or
in substance violations; Production, sale, distribution or possession of cannabis in violation of
the Cannabis Control Act; Gang activity violations as described in the Illinois Street gang
Terrorism Omnibus Prevention Act
Apartment – the dwelling units in a multiple family dwelling as defined herein.
Appropriate Authority – That person within the Village or other relevant unit of government
who is charged with the administration of the code at issue.
Building Official – The director of the Villages code enforcement department or his designee.
Building (structure) – means any physical edifice that is built or installed and is located on and
affixed to the land and used for or intended for supporting or sheltering any use or occupancy.
The terms “building” and “structure” as used in this article shall be synonymous and shall
include any portion thereof.
Current Occupants – Any individual living or sleeping in a building or having possession of a
space within a building.
Code Enforcement Officer – The official who is charged with the administration and
enforcement of this chapter, or any duly authorized representative.
Commercial Property – Buildings and land that are intended for profit-generating activities
rather than regular residential purposes.
Common Area – Common areas shall include, but are not limited to, all hallways, stairways,
lobbies, utility rooms, laundry rooms, storage rooms, recreation rooms, grounds, refuse areas,
parking areas, building extensions, signs and other areas designated for common use by
10
dwelling unit occupants, or which are subject to an exclusive right to possess of a dwelling unit
occupant.
Condominium – Shall mean any dwelling unit under individual ownership in multi-unit structure
as provided in the Condominium Property Act of the Illinois Compiled Statutes, 765 ILCS 605/1
et. seq.
Condominium Association – Shall mean any organization or association which governs the
operation of common areas or services for two (2) or more condominiums.
Crime Free Liaison – A sworn Law Enforcement Officer assigned the responsibility of
information sharing with the Code Enforcement Department in relation to rental properties in
the event of a potential violation of the RRO.
Dilapidated – No longer adequate for the purpose or use for which it was originally intended.
Days – Means consecutive business days, with a business day being any day other than
Saturday, Sunday, or legal holidays on which the Village offices are closed for business.
Department – Means code enforcement department of the Village.
Dwelling - A building, or portion of a building, used for residential occupancy, including single-
family detached dwellings, two-family dwellings, duplexes, single-family attached dwellings,
multiple- family dwellings, boarding and rooming houses, dormitories, and apartment hotels,
but excluding cabins, tents, hotels, motels, trailers, and recreational vehicles.
Dwelling Unit – A single unit providing complete, independent living facilities for one or more
persons, including permanent provisions for living, sleeping, eating, cooking and sanitation.
Dwelling, Multiple Family – A building or portion thereof, designed for occupancy by three (3)
or more families living in individual dwelling units.
Dwelling, Single Family - A building designed exclusively for occupancy by one family,
detached from all other dwellings, and surrounded by open space, but not including
manufactured housing.
Dwelling, Two Family- A building designed or arranged to be occupied by two families living
independently, with the structure having only two dwelling units.
Dwelling Rental – A building, dwelling unit or room occupied and leased by a tenant.
Evidence of Vacancy - Means any condition that on its own, or combined with other conditions
present, would lead a reasonable person to believe that the property is vacant. Such conditions
may include, but are not limited to, overgrown or dead vegetation; past due utility notices or
11
disconnected utilities; utility usage inconsistent with regular and continuous human occupancy;
accumulation of trash, junk or debris; abandoned vehicles, auto parts or materials; the absence
of furnishings or personal items consistent with habitation or occupancy; the presence of an
unsanitary, stagnant swimming pool; the accumulation of newspapers, circulars, flyers or mail;
statements by neighbors, passersby, delivery agents or government agents; or the presence of
boards over doors, windows or other openings in violation of applicable codes.
Family - Two (2) or more persons related to each other by blood, marriage, or legal adoption
living together as a single housekeeping unit; or a group of not more than four (4) persons
who need not be related by blood, marriage or legal adoption, living together as a single
housekeeping unit and occupying a single dwelling unit.
Guest – An individual who shares a dwelling unit in a nonpermanent status for not more than
thirty (30) days.
Group Home Exempt - A dwelling or facility used to provide a socially dependent family
environment for developmentally or mentally disabled patients, as specified in the 1988 Fair
Housing Act Amendments of the Civil Rights Act of 1968. For purposes of this ordinance, this
definition shall not include "halfway houses," uses for the recovering chemically dependent,
prison work release programs or any use that does not house solely the developmentally or
mentally disabled. Such dwellings or facilities are exempt from the RRO.
Garbage – The animal or vegetable waste resulting from the handling, preparation, cooking and
consumption of food.
Homeowners Association (HOA) – a non-profit organization made up of volunteers and a
governing body that makes and enforces rules for a subdivision of homes, condominium
complex, or planned unit development.
Hotel/Motel – Any business or entity subject to the tax imposed by Chapter 7.7, Article 3 of this
Code. Such businesses or entities are exempt from the provisions of the RRO.
Infestation – The presence, within or contiguous to a structure or premises of insects, rodents,
vermin, or other pests.
Inspection- An inspection performed by the Code Enforcement Department of the Village of a
rental dwelling to verify the conditions within the rental dwelling.
Landlord – A person who rents land, a building, or an apartment to a tenant.
Land Trust- Any express agreement or arrangement whereof a use, confidence or trust is
declared of any land, or of any charge upon land, for the use or benefit of any
Commented [LS1]: Mayor Argoudelis asked for an updated definition of family. This definition was taken from
Village of Plainfield Code Chapter 9 Zoning ordinance Article XVI "Definitions" This was used to stay consistent with Village Code and ordinances. If the board would like to
change, then several changes throughout the ordinances would need to change. This could be handled at a later date.
12
beneficiary, under which the title to real property, both legal and equitable, is held by a trustee,
subject only to the execution of the trust, which may be enforced by the beneficiaries who have
the exclusive right to manage and control the real estate, to have the possession thereof, to
receive the net proceeds from the rental, sale, hypothecation or other disposition thereof, and
under which the interest of the beneficiary is personal property only.
Let for Occupancy or Let – To permit, provide or offer possession or occupancy of a dwelling,
dwelling unit, rooming unit, building, premise or structure by a person who is or is not the legal
owner of record thereof, pursuant to a written or unwritten lease, agreement, or license, or
pursuant to a recorded or unrecorded agreement of contract for the sale of land.
Local Agent – the agent designated by the owner upon registration as required under this
article, must have a permanent address located no more than thirty (30) miles from the village
border.
Life Safety Violations – Any violation from the following Unsafe Conditions sections: 304.1.1;
305.1.1; 306.1.1; or State of Illinois Plumbing Code, Chapter 6 Mechanical and Electrical,
Chapter 7 Fire Safety; or other violation which the Code Official determines to present an
imminent threat to life/safety that requires vacation of occupancy.
Manager – see property manager.
Meaning of Certain Words – Whenever the words “dwelling”, dwelling unit”, “premises”, or
“structure” are used in this chapter, they shall be construed as though they were followed by
the words “or any part thereof”. Words used in the singular include the plural and the plural
the singular; masculine gender includes the feminine and the feminine the masculine.
Neglect-The lack of proper maintenance for a building or structure in violation of applicable
Village codes and ordinances.
Nuisance Activities - means any of the following activities, behaviors, or conduct, as defined by
federal, state, or municipal statute and/or ordinance where a citation is given, an arrest is
made, or a violation has been documented:
Unlawful assembly; Assault; Battery; Prostitution, Soliciting or patronizing a prostitute; Keeping
a house of prostitution; Pandering; Obscenity; Sexual assault and sexual abuse; Public
indecency; Disorderly conduct; Illegal gambling; Keeping or maintaining a place of illegal
gambling; Unlawful possession of gambling devices; Arson; Criminal damage to property; Illegal
consumption, sale or possession of alcohol; Theft; Interference with public/peace officer;
Harassment; Indecent exposure; Zoning violations; Loitering; Unlawful possession, sale,
distribution or use of fireworks; Aiding and abetting; Conspiracy; Trespass; Drug paraphernalia;
Violation of noise ordinance; Occupancy violations; Vandalism or graffiti; Violations of any
animal regulations; any violation of Chapter 720 ILCS 5/37-1 Commented [LS2]: Added for context of the exact state law.
13
Nuisance Property - any property on which the police department has had one (1) official police
report of an aggravated nuisance activity, or two (2) or more official police reports of nuisance
activity which has occurred within a six-month period, arising out of the property.
Nursing homes and Assisted Living Facilities – Shall mean and include Nursing homes,
retirement centers, rest homes, or hospices licensed, inspected, and governed by state or
federal laws, rules, or regulations, residential rental dwelling units located in a subdivision or
development, the occupancy of which is intended or operated for persons aged 55 or over, in
accordance with the federal "Housing for Older Persons Act" or other applicable law, or assisted
living facilities governed by state or federal laws, rules, or regulations. Nursing homes and Assisted Living Facilities as defined herein shall be exempt from the RRO.
Occupancy Certificate- A document certifying that a rental dwelling has passed the inspection
required by the RRO and occupants are able to occupy the structure.
Owner - The word "owner," applied to a building or land, shall include any part owner, joint
owner, tenant in common, tenant in partnership, joint tenant, or tenant by the entirety, of
the whole or of a part of such building or land.
Operate - To own, manage, maintain, rent, lease, advertise, or offer for rent or lease any
residential rental property or dwelling unit therein for the purpose of renting to others.
Operator – Any person who has charge, care or control of a structure or premises that is let or
offered for occupancy.
Person - The word "person" shall refer to associations, clubs, societies, firms, companies,
entities, partnerships, limited partnerships, organizations, and bodies politic and corporate as well as individuals.
Premises – Means a lot, plot or parcel of land including any structures thereon.
Property - any property, including land and that which is affixed, incidental, or appurtenant to
land, including, but not limited to, any business or residence, parking area, loading area,
landscaping, building or structure or any separate part, unit, or portion thereof, or any business
equipment, whether or not permanent. For property consisting of more than one unit, property
may be limited to the unit or the portion of the property on which any nuisance activity has
occurred or is occurring but includes areas of the property used in common by all units of
property, including, without limitation, other structures erected on the property and areas used
for parking, loading, and landscaping.
Property Agent – A person designated in writing to the village as having authority to manage a
residential rental property including the authority to receive notices or citations.
14
Property Manager – Any person either residing in or on rental property and functioning as an
agent for nonresidential rental property owners.
Registry - means a database of searchable real property records, used by the village to allow
mortgagees and owners the opportunity to register properties and pay applicable fees as
required in this article.
Responsible Party – Any and all owners, tenants, occupiers, property manager, and lessees of
any building, whether residential or commercial, alone, or jointly or severally.
Rubbish – Combustible and noncombustible waste materials, except garbage: the term shall
include the residue from the burning of wood, coal, coke and other combustible materials,
paper, rags, cartons, boxes, wood, excelsior, rubber, leather, tree branches, yard trimmings, tin
cans, metals, mineral matter, glass, crockery and dust and other similar materials.
Rent – To provide or offer for possession or occupancy a dwelling unit to a person who is not
the legal owner of record thereof, pursuant to an agreement, written, oral or implied, for the
consideration or pursuant to articles of agreement for deed or similar agreement, if not
recorded with the Recorder of Deeds of Will / Kendall Counties, Illinois. Notwithstanding the
absence of a traditional written or oral lease, a dwelling unit or shall nonetheless be deemed to
be rented within the meaning of the RRO, where, under the totality of the circumstances, it
appears that the property is intended to be used and occupied by persons other than the real
or substantial owner thereof. Factors relevant to the determination that a property is rented
within the meaning of the RRO shall include, but not necessarily be limited to the following: a)
the identity of the persons or entities shown on the tax bill for the property in question, b) the
identity of the person or entity shown on the bills or accounts for utility services to the property
in question, c) whether the occupant(s) of the property in question have provided any form of
periodic or other consideration to any other party as a condition of the ability of the occupant
to occupy the property in question, d) the identity of the person or entity responsible for
repairs and maintenance to the property in question, whether such person or entity occupies
the property in question, and whether such person or entity receives compensation for
performing repairs and maintenance to the property in question, e) whether the property in
question is occupied by persons collectively holding a majority of the beneficial interest in any
land trust in which title to the property in question is held together with the power of direction
over such land trust, or whether the property is occupied by persons collectively holding a
minority of the beneficial interest in any land trust in which title to the property in question is
held, without the power of direction over such land trust, f) the relative proportions of
beneficial interest in any land trust holding title to the property in question held by occupants
of the property in question as compared to non-occupants of the property in question, and g)
the absence of any familial relationship between the occupants of the property and the non-
15
occupant holders of beneficial interest in any land trust holding title to the property in
question, h) the relative proportion of ownership interest or title to the property held by
owner-occupants as compared to the proportion of ownership interest or title to the property
held by non-occupant owners of the property in question, regardless of the form or means by
which such ownership or title interests are held, i) whether the property in question is occupied
by persons collectively holding a majority of the ownership interest in or title to the property,
regardless of the form or means by which such ownership interests or title is held, and j) the
presence or absence of any familial relationship between the occupant-owners and the non-
occupant owners, regardless of the form or means by which such ownership or title interests
are held. This definition shall be deemed incorporated into other terms defined in the RRO
referring to “rental” in the context of dwelling units or properties.
Rental License - A license required for any owner of a residential building, structure, dwelling or
dwelling unit who rents, leases, or controls any portion of the property, building, or structure to
another person, business, corporation, or entity for any fixed period of time.
Residential Rental Property – A dwelling unit that is rented to persons other than the person(s)
holding legal or equitable title to the property. A dwelling unit occupied by a purchaser under
the provisions of articles of agreement for deed or similar agreement shall be considered a
residential rental property unless the articles of agreement or similar agreement have been
recorded with the Recorder of Deeds of Will/ Kendall Counties, Illinois. There shall be a
presumption that any dwelling that is not occupied by the owner is a residential rental
property.
Rental Unit - Any dwelling unit that is either a multi-family dwelling unit, townhome structure,
single-family detached residence that is rented, leased or subleased to an occupant or intended
for occupancy by other than the owner.
Stagnant Water – Shall mean any accumulation of water in any developed or improved area
not intended or designed to hold or retain water that has not dispersed within seven (7) days of
the last recorded local rainfall.
Short Term Residential Rental – A dwelling unit offered for rent for a period, which does not
exceed thirty (30) consecutive days. The term “short-term residential rental” shall not include
hotels/motels, bed and breakfast establishments, or boarding facilities.
Short-Term Residential Rental Property Owner – the individual or entity, which has title to the
property, which is the subject of a short-term residential rental.
16
Sleeping Unit– A room or space in which people sleep, which can also include permanent
provisions for living, eating and either sanitation or kitchen facilities, but not both. Such rooms
and spaces that are also part of a dwelling unit are not sleeping units.
Tenant – Any adult person granted use of a rental dwelling unit or room pursuant to a lease
with the owner of the rental dwelling unit.
Utilities and Services - services means any utility or service that is essential for a building to be
habitable or perform a service necessary to comply with all village codes. This includes, but is
not limited to, electrical, gas, water, sewer, lawn maintenance, pool maintenance, and snow
removal.
Village Administrator - The village administrator of the village or his designated representative.
Village - The word "village" shall mean the Village of Plainfield, Illinois.
2.5-515 Residential Rental License Required
(A) No person shall rent any multi-family, single-family, two-family dwelling, or rental dwelling
unit whether it is for long or short term unless they hold a current, unrevoked rental license
issued by the Building Official or a designee in his name for the specifically named dwelling
or dwelling unit. Rental Licenses shall be issued by the Village Code Enforcement
Department for a period of one year from September 1 to August 31st. Any landlord license
may be transferred to another person, subject to a completion and approval of a new
license application by new licensee. Only one license fee, however, shall be required per
landlord.
(B) This licensing requirement shall not apply to:
a. Single family dwellings occupied by a member of the owner's immediate family.
b. Hotels and motels.
c. Nursing homes, retirement centers, rest homes, or hospices licensed, inspected,
and governed by state or federal laws, rules, or regulations.
d. Group homes governed by 405 Illinois Compiled Statutes 35/1 et seq., as amended,
Specialized Living Centers Act, dealing with the developmentally disabled, or other
similar uses governed by state or federal laws, rules, or regulations.
(C) Application: No residential rental license shall be issued except upon a receipt of a
completed village residential license application. Such applications shall be submitted with
the appropriate fees to the Village Code Enforcement department no later than August
15th preceding the license year being applied for. License applications submitted after
August 15 preceding the license year may be subject to delays in processing and may not
17
ensure timely license issuance; in such a case, there shall be no proration of the applicable
license fee.
(D) Each owner of a residential rental dwelling shall file a written application with the village
and shall submit the following information on the application provided by the village:
a. Name, address, and home and business telephone numbers of the owner of the
property, appropriate corporate or partnership information, including the name of
the registered agent, president, manager or managing partner. The name, address,
and phone number of the property manager or management company, and local
agent representing the owner.
b. All residential rental dwellings are required to have a local agent. The local agent
shall be reasonably accessible to the village and have a telephone number which
shall be available to the village at any time. An office will be located no more than
thirty (30) miles from the Village border for contact.
c. Name, address (no P.O. boxes or Bank Trust Addresses), business, and home
telephone numbers, cell phone numbers and email addresses of the owner and
property agent to be contacted when potential violations of municipal ordinances
occur.
d. Telephone number of the owner or agent to be contacted when an emergency
exists.
e. In the event any of the information requested should change, it shall be the
obligation of the owner to notify the village in writing within ten days of the
change.
f. All information on the application shall be correct and current. Any falsification of
the application will result in the rental license being revoked.
g. Proof that the applicant has attended and completed the crime free housing
seminar required under Section 2.5-531 of this Code.
2.5-516 Issuance of License
(A) Rental licenses shall be good for one (1) year from the date of issuance.
(B) No license shall be issued or renewed unless the owner or operator remains in good
standing with the Village and agrees in the application to inspections pursuant to this
ordinance.
(C) No license shall be issued or renewed unless the application is filled out in its entirety.
(D) No license will be issued or renewed unless all licensing fees and inspection fees have been
paid to the Village. Failure to pay any balance will serve as grounds to deny further permits or
licenses from being issued by the village.
Commented [LS3]: Removed information regarding trust name, address, home and business as well as beneficiaries per Village board recommendation
18
(E) In the event the property changes ownership, and the new owner intends on keeping the
property as a rental dwelling, the new owner will apply for a rental license within 10 days of
taking ownership of the property. The property may be required to be inspected before a
new license can be issued. After inspection, no such license shall be issued unless the
location is found to meet all applicable requirements of this article and applicable rules
and regulations of the village.
(F) License fees shall be payable in accordance with the fee schedule set forth in Chapter
2.5, Article XII of this Code.
2.5-517 Revocation/Suspension of License
Cause for revocation, suspension, or refusal to renew a Rental License shall include, but is
not limited to, the following:
(1) Failure to correct violations of applicable ordinances or provisions of this code noted
during the rental inspection process.
(2) 3 or more violations of applicable Village ordinances within a two (2) year time period.
(3) Conditions of the unit pose an immediate threat to the life and safety of the occupants
and the conditions have not been remediated within the time frame required under
Village ordinances, order of court, or order of Hearing Officer.
(4) Failure to register a dwelling as a rental.
(5) Nonpayment on licensing fees or inspection as required by the fee schedule set forth in
Chapter 2.5, Article XII of this Code.
(6) The rental dwelling unit or the lot on which dwelling is located has been declared a
nuisance under the provisions of Section 6-227 et. seq. of the Village Code of
Ordinances.
2.5-518 Hearing Procedures for Revocation, Suspension or Nonrenewal of A
Rental Occupancy Certificate and/or Rental License
(A) Upon the determination by the Building Official that there is reasonable cause to believe
that a Rental License should be revoked, suspended, or not renewed because of a
violation of this Article, notice of a hearing, together with a written statement of
charges, shall be sent to the owner, operator and the tenant(s) in accordance with
Village Code Chapter 2 Article VII Administrative Adjudication. The Hearing Officer designated under Village Code Chapter 2 Article VII Administrative Adjudication shall act as the Hearing Officer. Such a hearing shall be held not less than five (5) business days
after notice of time, place and subject of the hearing has been received by the owner,
operator and tenant, at their last known address or business address. The Village's
Commented [LS4]: We will codify fees prior to ordinance approval.
19
representative shall present evidence in support of the suspension, revocation, or
nonrenewal, and the owner, operator and/or tenant shall be permitted to rebut such
evidence and present any other evidence that is relevant and material. Based on the
evidence presented at the hearing, the Hearing Officer shall issue a written decision. The
Hearing Officer's decision shall be final and binding unless appealed as hereinafter provided. The suspension or revocation of any Rental License shall not release or discharge the owner from paying any fees due under this Article, nor shall such owner
be released from prosecution for violating this Article or this Code.
(B) If the Hearing Officer determines that a violation has occurred, the Hearing Officer may
fine the violator and may also revoke, suspend, or refuse to renew the Rental License, or
may allow more time for abatement of any violation or nuisance. If more time is given
by the hearing officer, the Code Enforcement Officer will perform a reinspection of the
property to determine if the violation or nuisance has been corrected or abated.
(C) The Hearing Officer may also authorize the Village to recover any expenses incurred by
the Village in remediating a public nuisance where authorized by the applicable ordinance or statute.
(D) Any final decision by a Hearing Officer that a Code violation or nuisance does or does not exist, or to suspend, revoke, or not renew a license under this Chapter shall constitute a final determination for purposes of judicial review under the Illinois
Administrative Review Act (5 ILCS 100/1-1 et seq.).
2.5-519 Reinstatement of license after Suspension, Revocation or Non-renewal:
If, upon reinspection the property is now in compliance with this article and with the
applicable ordinances, rules and regulations, a recommendation of the reinstatement of
the license may be made to the Village Administrator after the expiration of the
applicable suspension period in the case of suspended licenses or after the expiration of
one year from the date of revocation in the case of revoked licenses; non-renewed
licenses may be reinstated after a compliant reinspection without the passage of any particular time period. A reinstatement fee equal to the initial license fee will be
required in all such cases.
2.5-520 Inspections of Rental Premises
(A) All areas of the residential dwelling unit to which the lessee or renter has the right of
use or access shall be subject to inspection for compliance with the applicable codes and
ordinances of the village. An inspection will be performed by the Code Enforcement
20
Officer to ensure that all applicable code requirements which include but are not limited
to the International Building Code, the NFPA 70 Electric Code, the Illinois Plumbing
Code, the International Mechanical Code, the International Fire Code, the International
Residential Code, the International Property Maintenance Code, the International Fuel
Gas Code, the International Energy Conservation Code, the Swimming Pool and Spa
Code, latest adopted editions and any amendments to such codes as are adopted by the
village have been met. In addition to the Codes, the following protocols are in place in
regard to Inspections:
1. No rental property shall be scheduled for an inspection or inspected unless a current
rental license has been issued to the owner of the property for which inspection is
sought.
2. Rental inspections will be performed on a move in/move out basis.
3. Whenever upon inspection of a rental dwelling the Code Enforcement Officer finds a
violation of the provisions listed within this Chapter or any applicable codes thereto, a
notice is to be served to the owner and operator detailing the violations. The owner and
operator will be given a reasonable amount of time in which to remediate the violations
found.
4. If it is found upon re-inspection that that the violations listed are not remediated
within the time frame given, a fine of no less than $75.00 and not more than
$750.00 per day the violations still exist and a request to the Village Administrator to
suspend the license may be made.
5. No tenant is allowed to move into a unit or dwelling if any life safety violations have
been found.
6. Rental inspection fees will be as follows:
a. (Fee to be determined) per dwelling unit if it is a multi-family dwelling.
b. (Fee to be determined) if a single-family dwelling.
7. Rental inspection performed while tenants are in the dwelling will incur an extra
cost of (fee to be determined) as a fully furnished dwelling require extra steps for the
inspection.
8. If a rental dwelling is found and the owner has not made the Village aware of the
rental a fine of not less than $75.00 per day nor more than $750.00 per day shall be
imposed until the proper application has been turned in to the Village. An
inspection fee of double the amount of the original inspection fee will also be
incurred.
9. If in the course of an inspection of an occupied dwelling an immediate threat to life
safety of the occupants is found the dwelling will be required to be vacated
21
immediately. The owner/property manager will be given a reasonable time frame in
which to remediate the issue.
10. If there is a need for a reinspection for any violations that were found, an inspection
fee will be charged for each reinspection. Payments must be made in full prior to the
license being renewed, prior to the issuance of any occupancy certificate, or prior to
the issuance or reinstatement of any residential rental license.
11. The owners and/or operators shall be responsible for informing their tenants of any
scheduled inspection or re-inspection of any rental dwelling; and they shall be
responsible for requesting permission from any person whose consent is necessary
for the code enforcement officer to enter the property if that person is not home at
the time of the inspection or re-inspection. The village shall provide notice to both
the owner and/or operator and the tenant, on a form provided by the village, of the
tenant's right to refuse consent to the occupancy permit inspection. If any tenant,
occupant, or other person in control and/or possession and whose consent to
inspect is necessary concerning a residential rental dwelling contained therein fails
or refuses to consent to access and entry to the property or dwelling unit under his
or her control for any residential licensing inspection required by this article, the
code enforcement officer may apply to the circuit court for an administrative search
warrant. The application for the administrative search warrant to determine
whether there are any violations of the minimum standards of the village. Nothing
set forth herein shall limit the right of a tenant to grant the village access to the
dwelling unit.
(B) In addition to the inspections required by Section 2.5-520(A) above, the rental dwelling unit
in question shall also undergo a fossil fueled equipment inspection prior to the issuance of
an occupancy certificate, consistent with the following:
1. Prior to inspection the owner, agent or manager of residential rental units, who is
responsible for renting or leasing the rental dwelling, shall have all fossil fueled equipment
inspected by a qualified service person registered with the village in order to ensure safe
operation of all appliances and appurtenances attached thereto.
2. A fossil fueled equipment inspection report shall not be required when the equipment
has been inspected and approved less than 12 months prior to the inspection of the
dwelling.
3. The owner, agent or manager of the dwelling shall submit documentation to the Code
Enforcement Department certifying the fossil fueled equipment is in compliance, and a
rental occupancy permit shall not be issued until such documentation is submitted.
4. If any areas have been found to be deficient, a qualified service person registered with
the village shall repair the deficiency immediately or take such other action as is necessary
22
to make the condition safe. When this is not possible, the device’s operation shall be
terminated immediately.
2.5-521 Occupancy Certificate
No owner or operator in charge of an existing rental dwelling shall rent a unit or allow
any person to occupy the same as an occupant or lessees unless such person has been
issued an occupancy certificate by the Code Enforcement Department certifying that the
rental dwelling has been inspected and found to be in reasonable compliance with all of
the provisions of the currently adopted International Property maintenance Code as
well as any applicable Village Codes and Ordinances. Any change of occupancy shall
require a new certificate.
2.5-522 Application for and Content of an Occupancy Permit
The rental occupancy certificate must be completed and signed by the tenant or lessee
before the date of occupancy. No rental occupancy certificate may be signed or issued
without a residential rental license having been issued to the owner/landlord of the premises, and without an inspection of the premises having been satisfactorily
completed in accordance with the requirements of this Chapter and Article. The rental
occupancy certificate will remain confidential. The rental occupancy certificate may be
completed at the Code Enforcement Department or completed in the presence of the
owner or operator before the time of occupancy. A rental occupancy certificate
completed in the presence of the owner or operator must contain the signature of
owner or operator following a certification that the application form was completed in
his presence and contains true and accurate information regarding the tenants who will
be occupying the rental dwelling. All rental occupancy certificates must be submitted to the Code Enforcement Department no later than seven days after completion. The rental occupancy certificate shall state the full names of all adult residents, relationships
and the number of total people who will occupy the rental dwellings including minor
children. It is unlawful for any person to knowingly make any false statement in his
application for a rental occupancy certificate as to the names, relationships, or number
of occupants of the rental dwelling. No more than one family, as defined in the village
zoning ordinance, shall occupy a rental dwelling. All persons who occupy the premises
of a dwelling, including persons who are added to the household following the initial
occupancy of the rental dwelling, with the exception of minor children born to the family must be listed on the occupancy certificate. Each tenant or lessee shall adhere to the provisions of the International Property Maintenance Code in relation to occupant
responsibility.
23
2.5-523 Multi Family Common Area Inspections
The Code Enforcement Department shall perform yearly inspections of common areas of
multi-family dwelling units for any life safety issues and to ensure compliance of all codes
and ordinances that have been adopted by the Village. The inspection of common areas
shall include but is not limited to, all hallways, stairways, lobbies, utility rooms, laundry
rooms, storage rooms, recreation rooms, grounds, refuse areas, parking areas, building
extensions, signs, and other areas designed for common use by rental dwelling occupants,
or which are not subject to the right of exclusive possession of any particular dwelling
occupant.
2.5-523.5 Prohibition of Retaliation
It shall be a violation of the RRO for a landlord to terminate the lease agreement of a tenant or
otherwise retaliate against any tenant because that tenant complained or otherwise notified the
Village police department or code enforcement department about code violations and/or nuisance
activities at the owner's premises where such termination violates the Retaliatory Eviction Act, 765
ILCS 720/.01.
2.5-524 to 2.5-530 Reserved.
2.5-531 Criminal Nuisance Abatement and Crime Free Housing Ordinance—
Intent
The intent of the ordinance is to have a program that utilizes a collaborative approach to
responsible crime free living within occupied rentals. It is the goal of the Village to join
with tenants and owners in the common goal of keeping drugs, illegal activity, and
nuisance activity off rental properties to help maintain a safe environment and the high
quality of living standards within the Village. Therefore, the Village of Plainfield is
enacting a Crime free Housing Program for all within the Village, which will also include
provisions for the definition and elimination of criminal nuisance rental properties. The
provisions of this Code from Section 2.5-531 through and including Section 2.5-537
shall be referred to as the Crime Free Housing Ordinance or CFHO.
2.5-532 Crime Free Housing Seminar
Any owner of property, which property is being rented out for residential purposes,
shall attend, and complete a Village Crime Free Housing Program Seminar ("Seminar").
The owner or operator of a new rental unit shall attend the Seminar prior to obtaining
24
or being issued a new Village Rental Dwelling License under the RRO. The agent or
operator cannot for the purposes of the Seminar be the renter. The Code Enforcement
Department and Police Crime Free Housing Liaison may maintain a list of other
municipalities who offer similar Crime Free Housing Program Seminars. The Code
Enforcement Department and Police Crime Free Housing Liaison may accept these
Seminars as compliant with this Ordinance provided the training received elsewhere has
occurred within twelve (12) months prior to acceptance, mirrors Plainfield’s Seminar,
and meets the program copyright guidelines. Acceptance of other municipality’s Crime
Free Housing Seminars will be at the discretion of the Code Enforcement Department
and Police Crime Free Housing Liaison.
A. An operator shall be considered an agent of the owner. If a new operator is
hired and is replacing the previous operator who was the representative at the Seminar,
the new operator shall have 90 days after proof of change to attend the Village's Crime
Free Program Seminar ("Seminar").
B. Any owner or operator shall attend the Seminar once, and a refresher course
after three (3) years and be compliant with this Ordinance prior to the expiration of a
license for that particular year., or unless otherwise ordered by an administrative
hearing.
C. The Code Enforcement Department and the Police Crime Free Liaison shall
maintain a list of owners and/or operators who have attended the Seminar, with the
date of attendance and verification that the owner or operator has complied with the
Ordinance and is eligible to obtain, maintain or renew the rental license.
2.5-533 Crime Free Lease Agreement Provisions; Additional Lease
Requirements
(A) Crime Free Lease Agreement Provisions. Owners or operators also must include the
below language, or substantially similar language in an addendum to all residential
property leases or rental agreements or the renewal of residential property leases or
rental agreements. Such addendums to property leases and rental agreements must be
signed and dated by all of the adult tenants occupying the rental property. Alternatively,
the lease itself may contain substantially equivalent language. Owners or operators
who utilize oral leases or no lease agreements must provide a notice to tenants that
contains wording substantially similar to the below language. Owners or operators must
keep a copy of the notice, signed and dated by the tenant, which acknowledges receipt
of said notice and shall also tender a copy to the Code Enforcement Department as part
25
of the licensing requirements. The below mandatory lease provisions shall be effective
for any extension, renewal, or modification of the initial lease.
Notice of Village of Plainfield Ordinances:
The Village of Plainfield has adopted a Crime Free Housing Ordinance that prohibits criminal
nuisance activity or near residential real properties leased to tenants, or on or near the
common areas or appurtenances thereof, or on or near the public ways in reasonable proximity
thereto. Violations of the Crime Free Housing Ordinance may result in the eviction of the tenant
who committed, allowed, or facilitated the violation. Tenants and all persons who reside in the
leased premises, by assuming possession of the same, agree that the owner or operator may
release to the Code Enforcement Department and Police Crime Free Liaison any information
concerning the identity of all occupants.
In consideration of the execution or renewal of a lease of the rental unit identified in this lease,
Owner (or Operator) and tenant agree as follows:
1. Tenant, any member of the tenant's household, a guest or invitee in the unit or on the
common grounds, or any other person in the unit or on the common grounds invited there in
any way by the tenant or a member of tenant's household, shall not engage or in any way be
involved in, any criminal activity, including drug related criminal activity, on or near the said
premises. “On or near the said premises” includes activity occurring on or near the common
areas or appurtenances thereof, or on or near the public ways in reasonable proximity thereto.
Criminal activity shall include, but is not limited to, drug-related criminal activity. "Drug-related
criminal activity" means illegal manufacture, sale, distribution, use or possession with intent to
manufacture, sell, distribute or use of a controlled substance, cannabis, or methamphetamine
in violation of applicable state or federal law.
2. Tenant, any member of the tenant's household, a guest, or invitee at the unit, on or
near the said premises or on the common grounds, or any person in the unit or on the common
grounds invited there in any way by the tenant or a member of the tenant's household shall not
engage in any act intended to facilitate or that does facilitate criminal activity, including drug-
related criminal activity, or on the said property.
3. Tenant, and every member of the household shall not permit the rental unit to be used
for criminal activity, or to facilitate criminal activity, in the unit or on the common grounds, or
on or near the said premises, including drug-related criminal activity, regardless of whether the
individual engaging in such activities is a member of the household, a guest or invitee, and
regardless of whether the tenant is present during any such offense.
26
4. Tenant, and members of the tenant's household, a guest, or invitee in the unit or on the
common grounds or on or near the said premises, or any other person in the unit or on the
common grounds invited there in any way by tenant or a member of tenant's household, shall
not engage in the unlawful manufacturing, selling, using, storing, keeping or giving of a
controlled substance, cannabis, or methamphetamine at any location on the property.
5. Tenant, any members of the tenant's household, a guest, or invitee in the unit or on the
common grounds or on or near the said premises, or any other person in the unit or on the
common grounds invited there in any way by the tenant or a member of the tenant's
household, shall not engage in any illegal activity, including prostitution as defined in the Illinois
Compiled Statutes, criminal street gang activity as defined in the Illinois Compiled Statutes,
threatening or intimidating as prohibited in the Illinois Compiled Statutes, assault as prohibited
in the Illinois Compiled Statutes, including but not limited to the unlawful discharge of firearms
on or near the dwelling unit or common grounds, or any breach of the lease agreement that
otherwise jeopardizes the health, safety and welfare of the landlord, his agent or other tenants
or involving imminent or actual serious damage as defined in the Illinois Compiled Statutes.
6. Violation of any of the above provisions shall be a material and irreparable violation of
the lease and good cause for termination of the tenancy, provided, however, a tenant shall not
be retaliated against nor evicted when merely a victim of any criminal act prohibited herein,
including domestic violence, but shall be responsible for the acts of his/her guests and
household members. A single violation of any of the provisions hereof shall be deemed a
serious violation and material noncompliance with the lease. It is understood and agreed that a
single violation shall be good cause for immediate termination of the lease under the Illinois
Compiled Statutes.
7. Notwithstanding the foregoing, no action of the tenant shall be a violation of the lease
or grounds for termination of the tenancy where such action of the tenant is protected by the
provisions of 65 ILCS 5/1-2-1.5(b).
8. Unless otherwise provided by law, proof of violation shall not require criminal
conviction, but shall be by a preponderance of the evidence. Tenant consents to venue in any
justice court precinct within the county wherein the unit is located in the event Owner initiates
legal action against the tenant. Tenant hereby waives any objection to any venue chosen by
Owner.
9. To the extent permitted by law, tenant agrees that service of process of any legal
proceeding, including but not limited to, a special detainer or forcible detainer action, or service
of any notice to tenant, shall be effective and sufficient for purposes of providing legal service
and conferring personal jurisdiction upon any Illinois court as to any tenant, co-signor, occupant
27
or guarantor, if served upon any occupant or other person of suitable age and discretion who is
present at the premises and residing therein, notwithstanding the fact that a tenant, co-signor,
occupant or guarantor may reside at a different location other than the property address
described in the lease agreement. This agreement regarding service is in addition to, and not in
lieu of, any manner of service authorized under Illinois law or rule. By signing this lease, the
undersigned hereby waives any objection to service carried out under the terms of this
agreement.
(B) Additional Lease Requirements. All owners or operators shall incorporate into the body of
all leases or rental agreements, or renewals of leases or rental agreements, the first and last
names of all individuals who will reside at the subject property during the term of the lease. All
such owners or operators shall also require their tenants, as a condition of their lease, to
provide written notice containing the first and last names of any guests who will be temporarily
residing at the subject property for more than seven (7) consecutive days. Owners or operators
shall provide, upon either oral or written request, copies of the information required to the
Code Enforcement Department. Any such oral request shall be followed by a written
confirmation of the oral request from the interested party to the Code Enforcement
Department.
2.5-534 Nuisance Activity
(A) Any residential rental unit or property on which nuisance activity occurs may be declared a
nuisance property. No property shall be declared a nuisance property unless it is proven by a
preponderance of the evidence that there have been two (2) or more instances of nuisance
activity within six-month period of time arising out of or arising from the property.
(B) Any property on which aggravated nuisance activity occurs may be declared an aggravated
nuisance property. No property shall be declared an aggravated nuisance property unless it is
proven by a preponderance of the evidence that there has been one (1) or more instances of
aggravated nuisance activity within a six-month period of time.
(C) Any owner or operator who
1. encourages or permits a property to become a nuisance property.
2. allows a property to continue as a nuisance property; and
3. fails to implement reasonable and warranted measures, as specified by this ordinance,
shall be in violation of this article.
4. Each day that a violation of this article continues shall be considered a separate and
distinct offense.
28
(D) Criminal nuisances shall exclude the following enumerated actions, pursuant to 65 ILCS 5/1-
2-1.5:
1. Contacts made to police or other emergency services:
a) With intent to prevent or respond to domestic violence or sexual violence; or
b) Where intervention or emergency assistance was needed to respond to or prevent
domestic violence or sexual violence; or
c) Contacts made by, on behalf of, or otherwise concerning an individual with a disability,
for a purpose related to that individual's disability; or
2. An incident or incidents of actual or threatened domestic violence or sexual violence
against a tenant, household member, or guest occurring within the Village; or
3. Public nuisances (which include criminal activity or a local ordinance violation as defined
in 65 ILCS 5/1-2-1.5) occurring in the Village that is directly related to domestic violence,
engaged in by a tenant, member of a tenant's household, guest or other party and
against a tenant, household member, guest or other party.
(E) Not excluded under the circumstances described above are violations of Section 15.2 of
the Emergency Telephone System Act, 50 ILCS 750/15.2, Article 26 (Disorderly Conduct)
of the Criminal Code of 2012, 720 ILCS 5/26-1 et seq., and Article IX (Forcible Entry and
Detainer) of the Code of Civil Procedure, 735 ILCS 5/9-101 et seq.).
2.5-535 Nuisance Abatement and Enforcement Procedures
When the Police Department receives one (1) or more documented occurrences of
nuisance activities on a property, they may at their discretion, independently review
such reports to determine whether they describe the activities, behaviors or conduct
enumerated under the violations. Upon such a finding the Police Liaison may at their
discretion do the following:
(A) When feasible, notify Code Enforcement that the property is in danger of becoming a
nuisance property. If the Code Enforcement Department sends such notice, the notice
shall contain the following information:
1. The street address of the property or a legal description for identification of the
property;
29
2. A statement that the Village of Plainfield has information that the property may be a
nuisance property along with a concise description of the nuisance activities that exist
or that have occurred. The Code Enforcement Department shall offer the owner or
operator an opportunity to propose a course of action that the Village of Plainfield
agrees will abate the nuisance activities giving rise to the violation.
3. Demand that the owner or operator respond to the Code Enforcement Department
within ten (10) business days to discuss the nuisance activities.
(B) When the Code Enforcement Department receives documentation of the occurrence of
additional nuisance activity on the same property after notice has been given, The Code
Enforcement Department, at its discretion, may do the following:
1. Notify the person in charge, in writing, that the property has been determined to be a
nuisance property. If the Code Enforcement Department sends such notice, the notice
shall contain the following information:
a. The street address of the property or a legal description sufficient for identification of
the property.
b. A statement that the matter is being brought before an administrative hearing officer,
as defined in section of this Code, for a hearing on a date certain which is not sooner
than ten (10) days from the date of the issuance of the notice.
2. If the owner or operator notifies the Code Enforcement Department immediately, upon
receipt of the notice and agrees to abate the nuisance within ten (10) days, or take
other agreed upon, timely, and warranted measures, The Code Enforcement
Department may, at their discretion, and with notice to the owner or operator,
postpone referring the matter to adjudication.
3. Service of notice shall be made either personally or by first-class mail, postage prepaid,
addressed to the owner or operator at the address of the nuisance property, or such
other place which is likely to give the owner or operator notice of the determination of
the Code Enforcement Department.
4. A copy of the notice shall be served to the owner listed on the rental license, or mailed
to the last known address of the owner of the rental dwelling as recorded on the most
recent tax assessment of the county in which the property is located, and/or the
occupant at the address of the property, if these persons are different than the owner
or operator, and shall be made either personally or by first-class mail, postage prepaid.
30
5. The failure of any person to receive notice, as provided above, shall not invalidate, or
otherwise affect the proceedings under this chapter.
2.5-536 Nuisance Administrative Hearing
(A) At the hearing before the administrative hearing officer, the Village shall have the initial
burden of proof to show, by a preponderance of evidence that the property is a
nuisance property.
(B) If a property owner is summoned before the hearing officer due to nuisance property,
he shall give notice, in writing, to at least one of his tenant(s) on that property. Said
notice shall provide the following: The physical address of the property; the date and
time that the property owner is to appear before the hearing officer; the fact that the
appearance is due to alleged nuisance activity; and the possible sanctions that may be
imposed upon the property owner. The notice shall be delivered, either personally or by
U.S. mail.
(C) Such a hearing shall be held in accordance with the procedures as specified in Chapter 2
of this this Code. The Village's representative shall present evidence in support of its
claim that the property is a nuisance property. The owner or operator shall be permitted
to rebut such evidence and present any other evidence that is, in the discretion of the
hearing officer, relevant and reliable.
(D) At the conclusion of the hearing, the hearing officer shall make a determination on the
basis of the evidence presented at the hearing, whether or not a violation of this
ordinance exists. The determination shall be in writing and shall be designated as the
findings, decisions, and order. The hearing officer's decision shall be final and binding,
except that the administrative review law, as specified in section of this Ordinance, shall
be applicable. The findings, decision and order shall include the hearing officer's findings
of fact, a decision whether or not a violation of this code exists based upon the finding
of fact, and an order for abatement of the nuisance activity or sanctioning the
owner/operator/occupant, as specified in subsection (a) below, or dismissing the case in
the event a violation is not proven.
1. A copy of the findings, decision, and order shall be served upon the owner /occupant if
different than the operator, within ten (10) business days. Service shall be in the same
manner as specified in procedure for notice of violation.
31
2. Payment of any penalty or fine shall be made to the Village finance department within
thirty (30) calendar days of the service of the findings, decision and order.
3. In the event that the order provides for the abatement of nuisance activity, the hearing
officer shall establish a status date, which would be after the date established for the
abatement of the nuisance activity, in order to determine whether there has been
compliance with the order. At such time, the hearing officer shall hear testimony and
accept any evidence relevant to the compliance with the order and continued
abatement of the nuisance activity.
4. If the hearing officer makes a finding that a property was, or is, a nuisance property, he
may impose any or all of the following remedies:
a. Fine the owner /occupant of the property if those persons are different than the
operator, not more than $750 for each violation of this section. Each day a nuisance
activity occurs or continues shall be considered a separate and distinct violation. The
hearing officer may, at his discretion, impose such a fine for each day the nuisance
activity goes unabated. No person shall be found in violation of this section unless the
Village proves by a preponderance of the evidence that the owner/operator/occupant
failed to take reasonable and warranted measures to abate the nuisance activity. In
establishing the amount of any fine, the hearing officer may consider any of the
following factors:
i) The actions taken by the owner/operator/occupant to mitigate or correct the nuisance
activities at the property.
ii) The repeated or continuous nature of the problem.
iii) The magnitude or gravity of the problem.
iv) How cooperative the owner/operator/occupant is with the Village.
v) The cost to the Village of investigating, correcting, or attempting to correct the nuisance
activities.
vi) Any other aggravating or mitigating factor deemed relevant by the hearing officer.
Evidence of a property's general reputation and/or the reputation of the persons in or
frequenting it shall be admissible.
b. Order the owner/operator/occupant to take reasonable, timely and lawful measures to
abate the nuisance activity, including specifying deadlines for the same, and in
furtherance thereof, may order a period of continued compliance wherein the matter
32
will be returned before the hearing officer to update him/her as to the continued
nuisance-free status of the property for a period of up to one (1) year.
c. Suspend/revoke the rental license for the rental dwelling(s) involved in the nuisance or
aggravated nuisance activity if such property is rented or leased. The hearing officer
may order that said rental dwelling(s) be closed and secured against all unauthorized
access, use, and occupancy for a period of no less than one (1) year. If the hearing
officer suspends or revokes the rental license for the rental dwelling(s) involved in the
nuisance activity, the owner /occupant of the rental dwelling(s) if those persons are
different than the operator, shall receive written notice from the Village Administrator
that the license to operate said rental property or the right to lease said unit(s) is
suspended or revoked, as the case may be. The suspension or revocation of any license,
or any right to lease unit(s), shall not release or discharge the license holder from paying
fees or fines under this Code, nor shall such license holder be released from criminal
prosecution or further civil proceedings.
d. Order that a vacant or unused nuisance property of whatever use or a vacant lot which
is a nuisance property, whether residential or commercial, be closed and secured
against all unauthorized access, use, and occupancy. The hearing officer may order that
the property be closed and secured against all unauthorized access, use, and occupancy
for a period of up to one (1) year. The hearing officer may further require that the
nuisance property be fenced and/or gated to physically restrict access. He may also
require the hiring of security personnel to assure there is no unauthorized access, use,
and occupancy.
e. Issue an order to close and secure any rented or leased, non-licensed, residential
property against all unauthorized access, use, or occupancy for a period of not less than
sixty (60) days, nor more than one (1) year.
f. If the landlord receives two (2) or more violations within an eighteen (18) month period,
for separate incidents stemming from separate rental agreements from the same unit,
that require the landlord to abate the nuisance, the license can be suspended
indefinitely, or revoked in a proceeding brought for such purpose before the Hearing
Officer. The eighteen (18) month period begins from the date of the first violation issued
to the landlord.
g. The hearing officer may require each landlord who is found to have violated this article
to attend the next available crime-free training class as administered by the Village of
Plainfield or any other entity designated by the Village.
33
h. Upon determining that a property at issue is a nuisance property, the hearing officer
may also allow the Village to present evidence of costs incurred by the Village to pursue
nuisance abatement and enforcement against the nuisance property, and order the
landlord or property owner to pay such costs to the Village as restitution to the Village.
i. If the owner or operator of any occupied residential dwelling unit found to be a
nuisance property by the Hearing Officer decides to abate the nuisance by eviction, the
owner or operator must notify the tenant prior to the initiation of any eviction
proceedings that the tenant may request, within 15 business days of receiving notice, an
administrative hearing to be conducted of the Village’s decision to enforce the
Ordinance and may present any additional evidence to the Hearing Officer at that time.
2.5-537 Enforcement Exemption
Notwithstanding anything to the contrary in this ordinance, the Village shall not enforce the
Crime Free Housing Ordinance (including the nuisance provisions thereof) based on the
following actions:
a. Contact made to police or other emergency services,
i. if the contact was made with the intent to prevent or respond to domestic violence or
sexual violence;
ii. the intervention or emergency assistance was needed to respond to or prevent
domestic violence or sexual violence; or
iii. the contact was made by, on behalf of, or otherwise concerns an individual with a
disability and the purpose of the contact was related to that individual's disability;
1. an incident or incidents of actual or threatened domestic violence or sexual violence
against a tenant, household member, or guest occurring in the dwelling unit or on the
premises; or
2. criminal activity or a Village ordinance violation occurring in the dwelling unit or on the
premises that is directly relating to domestic violence or sexual violence, engaged in by
a tenant, member of a tenant's household, guest, or other party, and against a tenant,
household member, guest, or other party.
b. However, nothing with respect to this Section:
i. Limits enforcement of Section 15.2 of the Illinois Emergency Telephone System Act,
Article 26 of the Criminal Code of 2012, or Article IX of the Code of Civil Procedure;
34
ii. Prohibits the Village from enacting or enforcing its crime free housing program and
ordinance to impose penalties on the basis of the underlying criminal activity or Village
ordinance violation not covered by Section (h) subsections (1), (2), and (3) and to the
extent otherwise permitted by existing State and federal law; or
iii. Limits or prohibits the eviction of or imposition of penalties against the perpetrator of
the domestic violence, sexual violence, or other criminal activity.
2.5-538 to 2.5-540 Reserved
2.5-541 Vacant Building Registration Ordinance
Vacant buildings can become an attractive nuisance within a neighborhood as they can become
dilapidated, unsecure, and neglected. This can cause property values within the neighborhood
and the community to go down and can also have a negative impact on the social perception of
that area. Absentee owners make it difficult for the Village to be proactive on property
maintenance matters. Therefore, all owners of vacant buildings within the Village shall register
the same in accordance with this Vacant Building Registration Ordinance or VBRO within 10
days of any building, structure, unit, or dwelling becoming vacant, regardless of whether the
same is used for residential, commercial, industrial or other purposes.
(A) All vacant building owners are required to provide the name, address, and home and
business telephone numbers of the owner of the property and appropriate corporate or
partnership information, including the name of the registered agent, president,
manager or managing partner, as well as the name, address, and phone number of the
property manager or management company, and local agent representing the owner.
(B) A property manager shall be designated by the vacant building owner to perform the
work necessary to bring the vacant building into compliance with the applicable codes
and ordinances of the Village, and the property manager information must be on file
with the Village Code Enforcement Department and Police Department with a name and
a 24-hour contact telephone number.
(C) If the vacant building is sold or transferred, the new owner is subject to all the terms of
this article. Within ten days of the transfer, the new owner shall register the vacant
building or update the existing registration. The previous owners will not be released
from the responsibility of paying all previous unpaid fees, fines, and penalties accrued
during that owner's involvement with the vacant building by reason of the transfer.
Commented [LS5]: Legal council reviewed the issue s regarding the potential application of the vacant property registration obligations to federal entities such as Fannie
Mae, Freddie Mac and the VA, in the context of them foreclosing on or taking ownership of vacant properties as part of the foreclosure process. This registration is only for
contact information. The Federal laws supersede local amendments.
35
(D) Failure of the owner to properly register or to modify the registration to reflect a change
of circumstances as required by this article is a violation of this article and shall be
subject to enforcement by any of the enforcement means available to the village.
(E) If any vacant building is in violation of the ordinances of the Village and the owner will
not remediate or abate the violations, the village may take the necessary action to abate
the violations and place a lien on the property for the cost incurred to bring the
property into compliance. The lien shall be substantially in the form contemplated by
Section 2.5-206 of this Code.
(F) If the vacant building is found to not be registered in a timely manner, the owner,
property manager, or operator shall be subject to a fine of not less than $75 and not
more than $750 for each day the property is not registered until registration occurs.
(G) All vacant buildings shall adhere to all applicable code requirements which include but
are not limited to the Village of Plainfield Code, the International Building Code, the
NFPA 70 Electric Code, the Illinois Plumbing Code, the International Mechanical Code,
the International Fire Code, the International Residential Code, the International
Property Maintenance Code, the International Fuel Gas Code, the International Energy
Conservation Code, the Swimming Pool and Spa Code, latest adopted editions and any
amendments to such codes.
(H) Vacant buildings requiring boarding up to prevent unauthorized entry may not remain
boarded up and in an unrepaired condition for longer than six months without the
approval of the Village Building Department.
2.5-542 Commercial Property Registration Ordinance
(A) It is unlawful for any owner, manager, or agent thereof to knowingly permit the
occupation of any leased or rented commercial property for any purpose until the same has
been registered with the Village. The registry shall be maintained by the Village Code
Enforcement Department.
(B) This registry requirement shall not apply to:
1. Hotels and motels.
2. Nursing homes, retirement centers, rest homes, assisted living facilities or hospices
licensed, inspected and governed by state or federal laws, rules or regulations.
36
3. Group homes governed by 405 Illinois Compiled Statutes 35/1 et seq., as amended,
Specialized Living Centers Act, dealing with the developmentally disabled, or other
similar uses governed by state or federal laws, rules, or regulations.
(C) Each owner of a commercial property shall file a written registration with the village and
shall submit the following information the form provided by the village.
1. Name, address, and home and business telephone numbers of the owner of the
property, appropriate corporate or partnership information, including the name of the
registered agent, president, manager or managing partner. The name, address, and
phone number of the property manager or management company, and local agent
representing the owner.
2. All commercial properties are required to have an operator. The operator shall be
reasonably accessible to the village and have a telephone number, address (No P.O. Box
or bank trust addresses ), and email address which shall be available to the village at any
time. For the purposes of violations of municipal ordinances or emergencies.
3. In the event any of the information requested should change, it shall be the obligation
of the owner to notify the village in writing within ten days of the change.
37
38
39
40
41
42
43
44
45
ORDINANCE NO. AN ORDINANCE AUTHORIZING THE ISSUANCE OF A SPECIAL USE PERMIT
FOR A PLANNED DEVELOPMENT FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF 143RD STREET AND STEINER ROAD, IN THE VILLAGE OF PLAINFIELD, WILL COUNTY, ILLINOIS WHEREAS, the Village of Plainfield has considered an application of M/I Homes
of Chicago, LLC, a Delaware limited liability company, for a special use permit for a planned development for the project known as Lockley Park, located at the southeast corner of the intersection of 143rd Street and Steiner Road, and the Plainfield Village Board has made certain findings based on the evidence presented in said case that:
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 within the neighborhood; and 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; 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;
d. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for such uses within the Village;
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;
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;
g. The planned development meets the requirements and standards of the planned development regulations;
h. Open spaces and recreational facilities are provided;
46
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;
j. That the land uses permitted are necessary or desirable and are appropriate with respect to the primary purpose of the planned development; and
k. That the land uses are not of such a nature, or so located, as to exercise a
detrimental influence on the surrounding neighborhood. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF PLAINFIELD, WILL AND KENDALL COUNTIES, ILLINOIS AS FOLLOWS: Section 1: Recitals - The President and Board of Trustees of the Village of Plainfield hereby adopt and incorporate as their own, the above findings recited.
Section 2: Approval – Subject to the conditions set forth below, the President and Board of Trustees of the Village of Plainfield hereby approve the application for a special use permit for a planned development for the project known as the Lockley Park located at the southeast corner of the intersection of 143rd Street and Steiner Road, legally
described as follows:
See Exhibit A attached hereto and made a part hereof.
Section 3: Conditions – That said special use permit shall be subject to the
following conditions: 1. Compliance with the requirements of the Village Engineer.
2. Compliance with the requirements of the Plainfield Fire Protection District.
3. Execution of a Statement of Intent and Agreement attached as Exhibit B.
Section 4: Severability - The various portions of this Ordinance are hereby
expressly declared to be severable, and the invalidity of any such portion of this Ordinance shall not affect the validity of any other portions of this Ordinance, which shall be enforced to the fullest extent possible.
Section 5: Repealer - All ordinances or portions of ordinances previously passed or adopted by the Village of Plainfield that conflict with or are inconsistent with the provisions of this Ordinance are hereby repealed.
47
Section 6: Effective Date – This Ordinance shall be in full force and effect from and after its passage and approval.
PASSED THIS ______ DAY OF ____________, 2023. AYES:
NAYS: ABSENT:
APPROVED THIS ______ DAY OF ____________, 2023.
VILLAGE PRESIDENT ATTEST:
VILLAGE CLERK
48
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
49
EXHIBIT B Statement of Intent and Agreement
See attached.
50
51
52
53
54
55
56
57
58
59
60
61
62
63
64
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
LOCKLEY PARK
Plainfield, Illinois
November 14, 2023
CIVIL ENGINEER:
CEMCON, LTD.
2280 WHITE OAK CIRCLE, SUITE 100
AURORA, ILLINOIS 60502
65
143RD STREETSTEINER ROADALABASTER CIRCLETILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLEPRESIDENTIALAVENUESHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
OVERALL PRELIMINARY LANDSCAPE PLAN1050'100'200'300'LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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±3,609 L.F; 72,179 S.F.(30 PLANT UNITS PER 1,000 S.F.)OPEN SPACES:±603,138 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 DETAILS66
TILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLELOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22LOT 43LOT 44LOT 45LOT 46143RD STREETSTEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
PRELIMINARY LANDSCAPE PLAN2LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 4MATCHLINE - SEE SHEET 367
ALABASTER CIRCLETILDEN PLACEALABASTER CIRCLEPRESIDENTIALAVENUELOT 29LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 30LOT 31LOT 32LOT 34LOT 35LOT 36LOT 37LOT 38LOT 40LOT 41LOT 42LOT 33LOT 39STEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
PRELIMINARY LANDSCAPE PLAN3LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 SIGNMATCHLINE - SEE SHEET 268
LOT 30STEINER ROADTILDEN PLACEALABASTER CIRCLE
143RD STREETDAISY LANE
SHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
LANDSCAPE DETAILS4LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 DETAIL69
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 LOCKLEY PARKPLAINFIELD, ILLINOIS08.18.2023
MI23232
CLE
DHS
OF 7
09.08.2023
10.25.2023
11.14.2023
01
02
03
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
PLANT LIST
FOUNDATION LANDSCAPE PLAN
SCALE: 1"=10'
TYPICAL FRONT-LOAD 3 UNIT RANCH
FOUNDATION LANDSCAPE PLAN
SCALE: 1"=10'
TYPICAL FRONT-LOAD 5 UNIT TOWNHOME
REPRESENTATIVE FOUNDATION
70
OCKLEYLARKPSTEINER ROADTILDEN PLACE143RD STREETDAISY LANELOT 32STEINER ROAD143RD STREETLPSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
SITE AMENITY PLANS & DETAILS6LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 ENTRANCE010'20'40'60'SCALE: 1"=20'NORTHNORTH ENTRANCEMARKETING 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 SCALEDECOMPOSED GRANITENOT TO SCALEMONUMENT PLANMONUMENT PLANPIER MONUMENT ELEVATIONSCALE 3/4"=1'71
LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 29LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 30LOT 31LOT 32LOT 34LOT 35LOT 36LOT 37LOT 38LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 33LOT 39ALABASTER 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 NOTESLOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 REMOVED72
73
74
75
76
77
78
79
80
81
82
83
84
85
86
87
88
89
90
91
92
93
94
95
96
97
98
99
VILLAGE OF PLAINFIELD PURCHASER ACKNOWLEDGEMENT Lockley Park Subdivision
This Addendum (“Addendum”) is made a part of the Agreement by and between «Buyers_Full_Name» «Buyers_With_Co_Buyer» and M/I Homes of Chicago, LLC (“M/I”), relating to the sale and purchase of Lot # «Lot_Legal_Lot» located in the community commonly known as Lockley Park (the “Community”). Unless otherwise defined in this Addendum, all capitalized words and phrases shall have the meaning set forth in the
Agreement.
1. Purchaser Acknowledgement.
a. You acknowledge and agree that property located adjacent to the Community west of South Stiener Road has the zoning designation “I1 – Office, Research and Light industrial District”, which will be utilized for warehouse and industrial development in the future.
b. You agree that a signed copy of this Addendum will be delivered by M/I to the Village of Plainfield after your Closing.
2. Conflict in Terms. In the event of a conflict between the terms and conditions of this Addendum
and the terms and conditions of the Agreement, the terms and conditions of this Addendum shall control.
By executing this Addendum in the space below, Purchaser acknowledges that it fully understands the matters contained herein and has considered this Addendum in its decision to purchase the Property. The parties have executed this Addendum to be effective as of the date of execution by Purchaser and the Authorized Agent for M/I, whichever is later.
M/I HOMES OF CHICAGO, LLC
By: «Buyers_Full_Name» Date New Home Consultant Date By: «Buyers_Co_Buyer_Full_Name» Date Authorized Agent Date
/b1/
/b2/
/db1/
/db2/
/sc/ /dsc/
/dp/ /ddp/
100
101
102
103
104
105
106
107
108
ORDINANCE NO. AN ORDINANCE AUTHORIZING THE ISSUANCE OF A SPECIAL USE PERMIT
FOR A PLANNED DEVELOPMENT FOR PROPERTY LOCATED AT THE SOUTHEAST CORNER OF 143RD STREET AND STEINER ROAD, IN THE VILLAGE OF PLAINFIELD, WILL COUNTY, ILLINOIS WHEREAS, the Village of Plainfield has considered an application of M/I Homes
of Chicago, LLC, a Delaware limited liability company, for a special use permit for a planned development for the project known as Lockley Park, located at the southeast corner of the intersection of 143rd Street and Steiner Road, and the Plainfield Village Board has made certain findings based on the evidence presented in said case that:
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 within the neighborhood; and 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; 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;
d. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for such uses within the Village;
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;
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;
g. The planned development meets the requirements and standards of the planned development regulations;
h. Open spaces and recreational facilities are provided;
109
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;
j. That the land uses permitted are necessary or desirable and are appropriate with respect to the primary purpose of the planned development; and
k. That the land uses are not of such a nature, or so located, as to exercise a
detrimental influence on the surrounding neighborhood. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF PLAINFIELD, WILL AND KENDALL COUNTIES, ILLINOIS AS FOLLOWS: Section 1: Recitals - The President and Board of Trustees of the Village of Plainfield hereby adopt and incorporate as their own, the above findings recited.
Section 2: Approval – Subject to the conditions set forth below, the President and Board of Trustees of the Village of Plainfield hereby approve the application for a special use permit for a planned development for the project known as the Lockley Park located at the southeast corner of the intersection of 143rd Street and Steiner Road, legally
described as follows:
See Exhibit A attached hereto and made a part hereof.
Section 3: Conditions – That said special use permit shall be subject to the
following conditions: 1. Compliance with the requirements of the Village Engineer.
2. Compliance with the requirements of the Plainfield Fire Protection District.
3. Execution of a Statement of Intent and Agreement attached as Exhibit B.
Section 4: Severability - The various portions of this Ordinance are hereby
expressly declared to be severable, and the invalidity of any such portion of this Ordinance shall not affect the validity of any other portions of this Ordinance, which shall be enforced to the fullest extent possible.
Section 5: Repealer - All ordinances or portions of ordinances previously passed or adopted by the Village of Plainfield that conflict with or are inconsistent with the provisions of this Ordinance are hereby repealed.
110
Section 6: Effective Date – This Ordinance shall be in full force and effect from and after its passage and approval.
PASSED THIS ______ DAY OF ____________, 2023. AYES:
NAYS: ABSENT:
APPROVED THIS ______ DAY OF ____________, 2023.
VILLAGE PRESIDENT ATTEST:
VILLAGE CLERK
111
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
112
EXHIBIT B Statement of Intent and Agreement
See attached.
113
114
115
116
117
118
119
120
121
122
123
124
125
126
127
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
LOCKLEY PARK
Plainfield, Illinois
November 14, 2023
CIVIL ENGINEER:
CEMCON, LTD.
2280 WHITE OAK CIRCLE, SUITE 100
AURORA, ILLINOIS 60502
128
143RD STREETSTEINER ROADALABASTER CIRCLETILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLEPRESIDENTIALAVENUESHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
OVERALL PRELIMINARY LANDSCAPE PLAN1050'100'200'300'LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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±3,609 L.F; 72,179 S.F.(30 PLANT UNITS PER 1,000 S.F.)OPEN SPACES:±603,138 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 DETAILS129
TILDEN PLACEEMORY LANEDAISY LANEALABASTER CIRCLELOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 20LOT 21LOT 22LOT 43LOT 44LOT 45LOT 46143RD STREETSTEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
PRELIMINARY LANDSCAPE PLAN2LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 4MATCHLINE - SEE SHEET 3130
ALABASTER CIRCLETILDEN PLACEALABASTER CIRCLEPRESIDENTIALAVENUELOT 29LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 30LOT 31LOT 32LOT 34LOT 35LOT 36LOT 37LOT 38LOT 40LOT 41LOT 42LOT 33LOT 39STEINER ROADSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
PRELIMINARY LANDSCAPE PLAN3LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 SIGNMATCHLINE - SEE SHEET 2131
LOT 30STEINER ROADTILDEN PLACEALABASTER CIRCLE
143RD STREETDAISY LANE
SHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
LANDSCAPE DETAILS4LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 DETAIL132
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 LOCKLEY PARKPLAINFIELD, ILLINOIS08.18.2023
MI23232
CLE
DHS
OF 7
09.08.2023
10.25.2023
11.14.2023
01
02
03
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
PLANT LIST
FOUNDATION LANDSCAPE PLAN
SCALE: 1"=10'
TYPICAL FRONT-LOAD 3 UNIT RANCH
FOUNDATION LANDSCAPE PLAN
SCALE: 1"=10'
TYPICAL FRONT-LOAD 5 UNIT TOWNHOME
REPRESENTATIVE FOUNDATION
133
OCKLEYLARKPSTEINER ROADTILDEN PLACE143RD STREETDAISY LANELOT 32STEINER ROAD143RD STREETLPSHEET NO.REVISIONSDRAWNCHECKEDDATEPROJECT NO.PLOT CONFIG:XREFS:
SITE AMENITY PLANS & DETAILS6LOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 ENTRANCE010'20'40'60'SCALE: 1"=20'NORTHNORTH ENTRANCEMARKETING 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 SCALEDECOMPOSED GRANITENOT TO SCALEMONUMENT PLANMONUMENT PLANPIER MONUMENT ELEVATIONSCALE 3/4"=1'134
LOT 1LOT 2LOT 3LOT 4LOT 5LOT 6LOT 7LOT 8LOT 9LOT 10LOT 11LOT 12LOT 13LOT 14LOT 15LOT 16LOT 17LOT 18LOT 19LOT 29LOT 20LOT 21LOT 22LOT 23LOT 24LOT 25LOT 26LOT 27LOT 28LOT 30LOT 31LOT 32LOT 34LOT 35LOT 36LOT 37LOT 38LOT 40LOT 41LOT 42LOT 43LOT 44LOT 45LOT 46LOT 33LOT 39ALABASTER 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 NOTESLOCKLEY PARK
PLAINFIELD, ILLINOIS
08.18.2023MI23232CLEDHS OF 709.08.202310.25.202311.14.20230102032135 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 REMOVED135
136
137
138
139
140
141
142
143
144
145
146
147
148
149
150
151
152
153
154
155
156
157
158
159
160
161
162
VILLAGE OF PLAINFIELD PURCHASER ACKNOWLEDGEMENT Lockley Park Subdivision
This Addendum (“Addendum”) is made a part of the Agreement by and between «Buyers_Full_Name» «Buyers_With_Co_Buyer» and M/I Homes of Chicago, LLC (“M/I”), relating to the sale and purchase of Lot # «Lot_Legal_Lot» located in the community commonly known as Lockley Park (the “Community”). Unless otherwise defined in this Addendum, all capitalized words and phrases shall have the meaning set forth in the
Agreement.
1. Purchaser Acknowledgement.
a. You acknowledge and agree that property located adjacent to the Community west of South Stiener Road has the zoning designation “I1 – Office, Research and Light industrial District”, which will be utilized for warehouse and industrial development in the future.
b. You agree that a signed copy of this Addendum will be delivered by M/I to the Village of Plainfield after your Closing.
2. Conflict in Terms. In the event of a conflict between the terms and conditions of this Addendum
and the terms and conditions of the Agreement, the terms and conditions of this Addendum shall control.
By executing this Addendum in the space below, Purchaser acknowledges that it fully understands the matters contained herein and has considered this Addendum in its decision to purchase the Property. The parties have executed this Addendum to be effective as of the date of execution by Purchaser and the Authorized Agent for M/I, whichever is later.
M/I HOMES OF CHICAGO, LLC
By: «Buyers_Full_Name» Date New Home Consultant Date By: «Buyers_Co_Buyer_Full_Name» Date Authorized Agent Date
/b1/
/b2/
/db1/
/db2/
/sc/ /dsc/
/dp/ /ddp/
163