===== PDF PAGE 1 ===== [Extraction: OCR (rendered-page OCR)] CIlTFY OF WEST CHICAGO WHERE HISTORY & PROGRESS MEET Plan Commission/Zoning Board of Appeals Tuesday, February 15, 2022 7:00 p.m. In response to a Disaster Declaration made by the Governor related to public health concerns, an in-person meeting or a meeting conducted under the purview of the Open Meetings Act is not practical or prudent with the number of people who have expressed interest in this meeting; therefore, remote participation is permitted. Those wishing to participate in the meeting should use the City’s teleconference platform, Zoom. To do so, please visit www.zoom.us, or download the Zoom app, and click “JOIN A MEETING” at 7:00 p.m. on Tuesday, February 15, 2022 with the following login information: Meeting ID: 833 2858 9401 Password: 328491 Anyone wishing to provide public comment should send their written comments to City Hall. Written comments may be mailed to the City of West Chicago Community Development Department, 475 Main Street, West Chicago, IL 60185 or by email to John Sterrett, City Planner, at jsterrett@westchicago.org. AGENDA 1. Call to Order, Roll Call and Establishment of a Quorum Chairman’s Comments Public Comment Approval of the Draft Meeting Minutes — February 1, 2022 Public Hearing of Case PC 21-12 (Continued from February I, 2022) — Pulte Home Company, LLC — Preliminary Planned Unit Development and Plat — South side of Smith Road, between Klein Road and Illinois Route 59 vw FY N 6. Review and Recommendation of Case PC 21-12— Pulte Home Company, LLC — Preliminary Planned Unit Development and Plat — South side of Smith Road, between Klein Road and Illinois Route 59 7. Adjournment ce: Plan Commission Members School Districts #25, #33, #94, #303 Mayor West Chicago Fire Protection District City Council West Chicago Park District M. Guttman West Chicago Public Library District T. Dabareiner DuPage County Building & Zoning M. Patel Warrenville Plan Commission J. Sterrett News Media 475 Main Street T (630) 293-2200 | Ruben Pineda West Chicago, Illinois F (630) 293-3028 MANOR 60185 www.westchicago.org Nancy M. Smith Michael \ Guttman ===== PDF PAGE 2 ===== [Extraction: embedded PDF text] Page 2 DRAFT MEETING MINUTES PLAN COMMISSION/ZONING BOARD OF APPEALS February 1, 2022 7:00 P.M. Conducted Through Zoom 1. Call to Order, Roll Call and Establishment of a Quorum Chairperson Laimins called the virtual meeting to order at 7:01 p.m. Roll call found Chairperson Laimins, Commissioners Banasiak, Billingsley, Frantzen, Hale, Henkin, and Kasprak present. With all members present, a quorum was established. Staff in attendance was Community Development Director Tom Dabareiner, City Attorney Mary Dickson, City Planner John Sterrett, Civil Engineer Rob Skerke, Utility Superintendent Rocky Horvath, and Mary Cave from Thomas Engineering. 2. Chairman’s Comments – Chairman Laimins stated that in response to a Disaster Declaration made by the Governor related to public health concerns, an in-person meeting or a meeting conducted under the purview of the Open Meetings Act is not practical or prudent with the number of people who have expressed interest in this meeting; therefore, remote participation is permitted. Chairperson Laimins welcome new Plan Commission member Ken Frantzen. 3. Public Comment - None 4. Approval of the Draft Minutes of the January 4, 2022 Plan Commission Meeting Commissioner Kasprak made a motion, seconded by Commissioner Frantzen, to approve the January 4, 2022 Plan Commission meeting minutes as presented. Roll call vote found Commissioners Kasprak, Frantzen, Banasiak, Billingsley, Henkin, and Hale, and Chairperson Laimins voting “aye” with no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0) “noes” the motion carried and the draft minutes of the January 4, 2022 Plan Commission meeting were approved. 5. Public Hearing and Review and Recommendation of Case PC 22-03 Commissioner Hale made a motion, seconded by Commissioner Billingsley, to enter into the public hearing. Roll call vote found Commissioners Hale, Billingsley, Banasiak, Frantzen, Henkin, and Kasprak, and Chairperson Laimins voting “aye” with no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0) “noes” the motion carried and the Plan Commission entered into the public hearing. City Planner John Sterrett was sworn in. Mr. Sterrett stated that this is a proposed Zoning Text Amendment to the definition of a “Kennel” found in Section 4.1 of the Zoning Code, to define a Kennel as a structure or premises having more than 4 domestic animals over 4 months of age. Currently, a kennel is defined as a structure or premises having more than 3 domestic animals over four months of age. The reason for this proposed zoning text amendment is because the City is ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] Page 3 proposing a separate amendment to the Municipal Code to increase the amount of domestic animals a household may have from 3 to 4. Staff has had questions and concerns raised from residents that this amount is low, compared with other communities, and does not always accommodate people with therapy animals such as cats or dogs. To avoid a conflict between the number of domestic animals a household is permitted to have and the what constitutes a “kennel”, the amendment to the definition of a kennel is proposed. Staff recommends that the Plan Commission pass a motion recommending approval of the proposed Zoning Text Amendment. With no further testimony presented and all members of the public given the opportunity to review and comment on the petition, Commissioner Kasprak made a motion, seconded by Commissioner Frantzen, to recommend approval of the proposed Zoning Text Amendment. A roll call vote found Commissioners Kasprak, Frantzen, Banasiak, Billingsley, Hale, and Henkin, and Chairperson Laimins voting “aye” with no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0) “noes” the motion carried and the proposed Zoning Text Amendment was recommended for approval. Commissioner Frantzen made a motion, seconded by Commissioner Banasiak, to close the public hearing. A roll call vote found Commissioners Frantzen, Banasiak, Billingsley, Hale, Henkin, and Kasprak, and Chairperson Laimins voting “aye” with no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0) “noes” the motion carried and the public hearing was closed. 6. Review and Recommendation of Case PC 22-04 Mr. Sterrett stated that this is a request from Pulte Home Company LLC for approval of a Final Plat of Subdivision for the third and final phase of the Trillium Farm residential development, located on the northeast side of Purnell Road, south of Gary’s Mill Road, in unincorporated DuPage County. Pulte received preliminary plat approval from DuPage County to develop the property as an 84-unit single-family residential development in February of 2020. Rather than seek Final Plat approval for the entire development, Pulte has phased the project in 3 phases, with the final plats for phases 1 and 2 having been approved. Because the subject property is unincorporated and within 1.5 miles of West Chicago, the City is entitled to review each final plat to ensure it conforms to the Preliminary Plat approval which staff acknowledges that it does. Staff therefore recommends the Plan Commission pass a motion recommending approval of the Final Plat of Phase 3 of the Trillium Farm development. There are no Findings of Fact that must be included with this motion as there are no findings of fact required for the review of a Final Plat. Commissioner Banasiak made a motion, seconded by Commission Frantzen, to recommend approval of the Final Plat of Subdivision for Phase III of the Trillium Farm residential development proposed by Pulte Home Company, LLC. A roll call vote found Commissioners Banasiak, Frantzen, Billingsley, Hale, Henkin, and Kasprak, and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0) “noes” the motion carried and the Final Plat of Subdivision for Phase III of the Trillium Farm residential development proposed by Pulte Home Company, LLC was recommended for approval. Plan Commission/Zoning Board of Appeals February 1, 2022 Page 2 of 5 ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] Page 4 7. Public Hearing and Review and Recommendation of Case PC 21-12 (Continued from January 4, 2022) Commissioner Kasprak made a motion, seconded by Commissioner Henkin, to reopen the public hearing. A roll call vote found Commissioners Kasprak, Henkin, Banasiak, Billingsley, Frantzen, and Hale, and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of seven (7) “ayes” and zero (0) “noes”, the motion carried and the Plan Commission reopened the public hearing. Mr. Sterrett was sworn in. Mr. Sterrett stated that Since the continued public hearing last month on January 4th, Pulte has submitted plans to City staff with revisions from what was presented at the December 15th Plan Commission hearing. The revisions include a withdrawal of variations and deviations for the front yard setback, rear yard setback, corner side yard setback, the minimum roadway surface course and some, though not all, lot coverage variations. Deviations that have been modified include • A variation request to increase the maximum lot coverage from 40% to 49% for 52 of the proposed lots. • A variation request to reduce the minimum interior side yard setback from 10% of the lot width to a flat 7.5 feet for 29 corner lots. • A variation Reducing the minimum lot size from the required 9,000 square feet in the R-3 District for 146 of the lots with lot sizes ranging from 7,293 square feet to 8,628 square feet. Staff remains opposed to any variation that increases the maximum allowable lot coverage or reduces the minimum required setbacks. As has been staff’s position, no unique features exist on the site that prevent compliance with the lot coverage and setback requirements and therefore the findings of fact drafted by staff and outlined in the December 15th staff report concerning the lot coverage and setback variations remain. Furthermore, the size of the park has been reduced from 5.07 acres to 4.94 acres, which staff is not supportive of. There are also utility concerns from Public Works, including the Sanitary sewer and watermain do not appear to meet the 10-foot horizontal IEPA minimum separation requirements south of Road B and a proposed storm sewer outfall as well as the sanitary sewer connection into existing sanitary are in conflict with existing City watermain just south of the property. Based on the previously mentioned concerns, Staff’s recommendation of denial therefore, has not changed from the December 15th Plan Commission hearing. Russell Whitaker of Rosanova & Whitaker, attorney for Pulte Home Company, LLC, was sworn in. Mr. Whitaker provided a brief overview of the changes made since the last meeting. Remaining letters submitted to the City in opposition were read from the following residents: Sharon Szeszycki - 3N535 Wild Flower Ln Suzanne Slivka – 4N448 Saint James Way Diane and Jeremy Quattrochi – 29W221 Old Wayne Court Plan Commission/Zoning Board of Appeals February 1, 2022 Page 3 of 5 ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] Page 5 Michael and Tracey Armenakis – 29W371 Old Wayne Court Guy R. Martino Tom and Anna Pechous Marilyn Congine – 2635 Bobwhite Lane Lisa Mosillo – 3N150 Valewood Drive Attorney Christopher Stull representing the HOA for Meadow Wood subdivision and area residents Kevin Stough, DuPage County Forest Preserve District Rebecca Krettler Melissa & John Skeens Annette Musil Leonard Gargas and Joanne Gargas – 4N561 Petersdorf Road Dan Aguirre – 4N554 Klein Rd Terrence Hlavaty – 595 Hickory Lane Stan Kujanski The following residents were sworn in and provided comments: Guy Martino – 29W251 Shagbark Drive William Selby – 691 Partridge Drive Jeremy Quattrochi – 29W221 Old Wayne Court Steve Jursick – 29W275 Smith Road Kirt Shore – 3N530 Hickory Knoll Lane Patricia Conard – 29 West 244 Oak Knoll Road Scott Wallenberg – 29W571 St. Thomas Way Cindy Banks – 3 North 462 Hickory Knoll Lane s Laura Wyley – 5N060 Pine Court Alana Ramundo – 30W115 Whitney Road Michael Cisowski – 649 Tanager Lane Randall Biang – 2770 Sandpiper Trail Ann Mehrman – 2655 Bobwhite Lane Alfredo Ramundo – 30W115 Whitney Road Brandi Ramundo – 30W115, Whitney Road Phil Imbrogno – 3N550 Hickory Hill Lane Javier Millan of KLOA was sworn in and answered questions pertaining to the Traffic Impact Study. Mary Cave of Thomas Engineering, on behalf of the City of West Chicago was also sworn in to answer questions pertaining to the Traffic Impact Study. Rob Skerke, Civil Engineer with the City of West Chicago was sworn in to answer questions pertaining to the Stormwater Management Report prepared by Pulte. At the conclusion of commentary from the public, Chairperson Laimins asked for questions from the Plan Commission and the Commission began questioning of the petitioner and staff. Due to time constraints, Chairperson suggested that the public hearing be continued to the February 15, 2022 meeting. Commissioner Billinglsey made a motion, seconded by Commissioner Hale, to continue the public hearing to the February 15, 2022 Plan Commission meeting on Zoom at 7:00 p.m. A roll call vote found Commissioners Billingsley, Hale, Banasiak, Frantzen, Henkin, and Kasprak, and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of seven (7) Plan Commission/Zoning Board of Appeals February 1, 2022 Page 4 of 5 ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] Page 6 “aye” and zero (0) “no”, the motion carried and the public hearing was continued to February 15, 2022. 6. Adjournment Commissioner Kasprak made a motion, seconded by Commissioner Henkin to adjourn the meeting. A roll call vote found Commissioners Kasprak, Henkin, Banasiak, Billingsley, Frantzen, and Hale, and Chairperson Laimins voting “aye” and no one voting “no”. With a roll call vote of seven (7) “aye” and zero (0) “no”, the motion carried and the Plan Commission, at 10:10 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner Plan Commission/Zoning Board of Appeals February 1, 2022 Page 5 of 5 ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] Page 7 DEPARTMENT OF. COMMUNITY DEVELOPMENT TOM DABAREINER, AICP (630) 293-2200 DIRECTOR FAX (630) 293-1257 www.westchicago.org MEMORANDUM TO: Plan Commission/Zoning Board of Appeals FROM: John Sterrett, City Planner DATE: February 10, 2022 RE: Case PC 21-12 - The Preserve at West Branch – Pulte Home Company, LLC The public hearing for Case PC 21-12 – The Preserve at West Branch, proposed by Pulte Home Company, LLC, resumed on February 1, 2022. At the hearing, all written public comments received before the hearing were read aloud and all members of the public were given an additional opportunity to speak. At the conclusion of the public commentary, the Plan Commission began to ask questions of both the petitioner and staff. Due to time constraints, the hearing was continued to February 15, 2022. At the February 15, 2022 Plan Commission meeting, the Commission must vote to reopen the public hearing. The public hearing will start with the Chair reading into the record any written comments received since the February 1st meeting. The Chair will then ask if any member of the Plan Commission has questions of the petitioner or staff. At the conclusion of Plan Commission questions, the petitioner will be afforded the opportunity to provide closing remarks. Once these tasks have been performed, the Commission must vote to close the public hearing. No additional testimony will be accepted, and no further questions, other than of procedure will be allowed. The Plan Commission will deliberate on the petitioner’s application, and vote on a recommendation to the City’s Development Committee. As presented throughout the public hearing, staff recommends that the Plan Commission pass a motion recommending denial of the proposal. Staff is not opposed to the property being developed for single- family residential but the current design does not conform with the zoning ordinance. The proposed density of 2.40 dwelling units per acre complies with the density requirements of the R-3 District and the petitioner has demonstrated the proposed plan satisfies the requirements set forth in the Annexation Agreement for the property. This includes creating 12,000 square foot lots immediately adjacent to existing residential developments. Several public comments made during the hearing claim that there is an obligation by the petitioner to construct an 18-hole golf course within the proposed development. This is false and the Commission should disregard this repeated comment since no requirement for such a golf course exists in the Annexation Agreement. Staff’s objections to the proposal are related to the requested variations to reduce the interior side yard setback from 10% of the lot width to a flat 7.5 feet for 29 corner lots, and to increase the maximum lot coverage from 40% to 49% for 55 lots. The purpose and intent of a Planned Unit Development, as outlined in Section 15.1 of the Zoning Code, is to allow relief from strict compliance with zoning requirements because of a unique characteristic on the property preventing such compliance. The petitioner has not demonstrated that any unique features exist on the site that prevent compliance with the setback and lot coverage requirements. The standards for granting a variation for a Planned Unit Development, outlined in Section 15.2 of the Zoning Code, require that consideration for approval of a variance evaluates the physical conditions of the property which cause a hardship. As staff has repeatedly stated, no physical hardship exists on the property that prevent compliance with the setback and lot coverage requirements. Rather, the size of the proposed lots and the proposed housing, both of which have been created and controlled solely by the petitioner, prevent compliance. It should be noted ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] Page 8 that neither a self-created hardship nor a financial hardship may be considered as a reason to grant a variation. As such, staff’s previous recommendation that the Plan Commission pass a motion recommending denial remains. Draft Findings of Fact prepared by staff that reflect this recommendation have been included within the Plan Commission packet for consideration. Findings of Fact and plans provided by the petitioner have been included as well. Should you have any questions, please feel free to contact John Sterrett, City Planner, at 630-293-2200, extension 158, or by email at jsterrett@westchicago.org. ### ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] Page 9 City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals February 15, 2022 Planned Unit Development Findings of Fact As stated under Section 15.8 of the Zoning Code, the Zoning Board of Appeals shall set forth to the City Council the reason for the recommendation, and said recommendation shall set forth with particularity in what respects the proposal would be in the public interest, including, but not limited to, findings of fact on the following: (A) In what respects the proposed plan is consistent with the comprehensive plan and the stated purpose and intent of the planned unit development regulations. The proposed plan for a single-family detached residential development with a density of 2.40 dwelling units per acre is consistent with the City’s Comprehensive Plan which indicates this area as a single-family residential. Furthermore, the Annexation Agreement contemplates the development of the property as single-family residential within the R-3 District. Staff is of the opinion the petitioner has satisfied this finding. (B) The extent to which the proposed plan meets the requirements and standards of the planned unit development regulations. The property is subject to an Annexation Agreement which requires that all lots adjacent to existing residential lots contain an area of at least 12,000 square feet and will have a height of no more than 36 feet. The petitioner has demonstrated that both of these requirements are satisfied. Furthermore, the property is subject to a density credit to offset the loss of lots resulting from the 12,000 square foot requirement. The petitioner is providing no more lots on the property than what would be allowed if not for the 12,000 square foot lot requirement. The petitioner has not, however, demonstrated that the need for a reduction in setbacks and increase lot coverage is justified based on any physical condition of the property that causes a hardship. Instead, these deviations are necessary solely because the proposed housing products cannot be constructed meeting the setback and lot coverage requirements on certain lots which the petitioner has created. Staff is of the opinion the petitioner has not satisfied this finding. (C) The extent to which the proposed plan departs from the zoning and subdivision regulations otherwise applicable to the subject property including, but not limited to, the density, dimension, area, bulk and use and the reasons why such departures are deemed to be in the public interest. The proposed plan will deviate from the zoning requirements of the R-3 District with respect to lot and building requirements. Relief from the setbacks and lot coverage requirements are sought because the layout of some of the lots do not have sufficient area to comply with these requirements. There does not appear to be any unique feature on the property that creates a hardship resulting in difficulty meeting these requirements. Rather, the hardship has been created by the petitioner by creating lots that do not fit their product. This hardship is avoidable if the petitioner redesigned the lots to increase the area of those lots not sufficiently sized to contain the proposed housing and extension options. Staff is of the opinion the petitioner has not satisfied this finding. ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] Page 10 PC 21-12 The Preserve at West Branch February 15, 2022 (D) The method by which the proposed plan makes adequate provision for public services, provides adequate control over vehicular traffic, provides for and protects designated common open space and furthers the amenities of light and air, recreation and visual enjoyment. The petitioner is providing the required 12,000 square foot lots that are immediately adjacent to existing residential developments. Furthermore, the maximum heights of homes adjacent to existing residential areas, per the Annexation Agreement, will not exceed 36 feet. The petitioner has provided a traffic study, reviewed by the City’s traffic engineer consultant, demonstrating that the additional traffic generated by the development will not have a significant impact on the surrounding roadways or intersections. The petitioner’s stormwater management report and plans, reviewed by the City’s engineering staff, indicate compliance with the DuPage County Stormwater Ordinance. The proposed park, however, has been reduced from 5.07 acres to 4.94 acres. The reduced park size further erodes the intent to provide a public park large enough to accommodate the proposed population of the development, as outlined in Section 1.1 of Appendix D of the Subdivision Regulations Code. Staff is of the opinion the petitioner has not satisfied this finding. (E) The relationship and compatibility of the proposed plan to the adjacent properties and neighborhood. The proposal of single-family detached residential is consistent with the surrounding properties, which are also single-family detached residential. The intent to reduce the setbacks and increase the lot coverage, however, will create a compact development in certain areas and will add unnecessary bulk to the development. This additional bulk will not be inconsistent with the adjacent neighborhoods. Staff is of the opinion the petitioner has not satisfied this finding. (F) The desirability of the proposed plan as regards physical development, tax base and economic well-being of the city. When the property was annexed to the City it was anticipated that the property would be developed as an R-3 single-family detached residential development. The proposed use of the property as a residential development is consistent with the previously approved Agreement. The property, as a single-family residential development, will support the tax base of the City and improve the economic well-being of the City. The proposed plan, however, does not comply with certain aspects of the R-3 District, including lot coverage and setbacks for certain lots, and does not demonstrate a need for relief from these requirements. Rather, it is a desire from the petitioner to create lots on the interior of the development that will not meet the setback and lot coverage requirement. Staff is of the opinion the petitioner has not satisfied this finding. Planned Unit Development Deviation Findings of Fact Section 15.2 of the Zoning Code allows a PUD to deviate from strict compliance with provisions of the Zoning Code but such deviation shall be considered based on the following factors: (A) That any variance is justified by an independent analysis. The petitioner has not demonstrated by way of an alternative plan that the reduction in setbacks and increase in lot coverage are necessary for the development because of unique features on the site that creates difficulty in complying with the setbacks and lot coverage requirements of the R-3 District. Staff is of the opinion the petitioner has not satisfied this finding. (B) That the physical conditions of the property cause a hardship in compliance with code requirements. 2 ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] Page 11 PC 21-12 The Preserve at West Branch February 15, 2022 No physical condition appears to exist on the property preventing the R-3 setbacks and lot coverage from being met and the only difficulty to meet these requirements has been created by the petitioner through the creation of lots not sufficient in size to fit the proposed housing. Staff is of the opinion the petitioner has not satisfied this finding. (C) That the proposed variance or deviation results in a cohesive high quality development. Without an alternative plan with lots sized to meet setbacks and lot coverage, it cannot be determined that the proposed plan demonstrates the highest quality development. Staff is of the opinion the petitioner has not satisfied this finding. (D) That any reduction from minimum requirements are offset by sufficiently exceeding zoning standards elsewhere in the development to provide a greater benefit to the community. A proper offset of the reduction in setbacks and increase in lot coverage would be to increase the setbacks and reduce lot coverage of other lots. Although the interior lots vary in size, neither setbacks nor will lot coverage be increased elsewhere as an offset. Staff is of the opinion the petitioner has not satisfied this finding. Special Use Permit Findings of Fact Although not required, the petitioner has provided Findings of Fact for a Special Use Permit within the attached petition in accordance with Section 5.5-4 of the Zoning Code. 3 ===== PDF PAGE 12 ===== [Extraction: OCR (rendered-page OCR)] Page 12 STATE OF ILLINOIS COUNTY OF DUPAGE wee ve vrw CITY OF WEST CHICAGO PETITION TO THE CITY OF WEST CHICAGO FOR DEVELOPMENT APPROVAL THE UNDERSIGNED Petitioner, Pulte Home Company, LLC, a Michigan limited liability company (hereinafter the “Petitioner’’), as the contract purchaser of the property legally described on Exhibit A (hereinafter the “Property’”), respectfully petitions the City of West Chicago (the “City”) to: (i) approve a special use for a planned development for the Property with exceptions as depicted on the Development Plans; and (ii) to approve such other relief from the City of West Chicago Municipal Code (“Code”) as may be deemed necessary and appropriate to develop the Property consistent with the Development Plans. BACKGROUND INFORMATION 1. St. Andrews Golf and Country Club, Inc., an Illinois Corporation is vested in title to the Property (hereinafter referred to as the “Owner”). 2. The Petitioner, Pulte Home Company, LLC is a Michigan limited liability company having an office at 1900 E. Golf Road, Suite 300, Schaumburg, Illinois 60173. 3. Petitioner is contract purchaser of the Property. 4. The Property contains approximately 111.90 acres and is generally located south of Smith Road and east of State Route 59 in the City of West Chicago. 5. The Property is currently vacant and Owner also owns property immediately south of the Property which currently functions as a public golf course commonly known as the St. Andrews Golf and Country Club. 6. The Property is governed by the City of West Chicago Municipal Code and is zoned R-3 but is subject to the terms of the Annexation Agreement (hereinafter defined). 1 ===== PDF PAGE 13 ===== [Extraction: OCR (rendered-page OCR)] Page 13 7. Petitioner proposes to redevelop the Property as depicted on the “Development Plans,” which Development Plans consist of the following: a. Preliminary Subdivision Plat and P.U.D.; b. Preliminary Engineering Plan; c. Preliminary Stormwater Report; d. Preliminary Landscape Plan and Park Plan; e. Proposed Architectural Elevations. 8. As depicted on the Development Plans, portions of the Property will be utilized for single-family residential and public/private open-space. 9. The proposed development consists of 269 single-family residential lots to be known as “The Preserve at West Branch”. 10. As proposed, The Preserve at West Branch consists of three different series of homes: The Estates, The Meadows and The Landings. 11. The Meadows consists of 129 single family lots with homes ranging from approximately 2,380 square feet to approximately 3,800 square feet. The Meadows is popular through the Chicago area, allowing first time buyers or buyers desirous of a more manageable sized home, the opportunity to purchase a new home in well-regarded suburbs with exceptional schools. 12. The Estates consists of 87 single family lots with homes ranging from 3,100 square feet to 3,900 square feet. The Estates will serve move-up buyers seeking a larger home with a modern floor plan which offers a variety of options such as a sunroom, a 2-story great room, a three-car garage or a first-floor master suite. 13. The Landings consists of 53 single family lots with homes ranging from ===== PDF PAGE 14 ===== [Extraction: OCR (rendered-page OCR)] Page 14 approximately 1,600 square feet to 2,900 square feet. The Landings will serve empty nesters who are looking to down-size within a low-maintenance community. All of the homes in this series will be ranches with first-floor master suites, but will include the option of additional second-story living and/or storage spaces. 14. ‘In providing three unique series of homes, Petitioner will create an integrated community that helps to diversify the City’s housing stock and meet a broad array of resident needs/desires. 15. Moreover, the diversity of offerings allows Petitioner to broaden the market of potential buyers and increase the velocity of sales, a critically important component for a project of this scale. 16. The proposed open space consists of approximately 30 acres, or approximately 27% of the total land area of the Property, with portions to be dedicated to the Park District and other portions to be owned/maintained by the private homeowners’ association that will be created to govern the residential development. 17. The existing land uses surrounding the Property are as follows: a. North: Single Family Residential unincorporated DuPage County. b. South: St. Andrews Golf and Country Club, Zoned R-3 in West Chicago. c. East: Single-Family residential (R-2) unincorporated DuPage County and the West Branch Forest Preserve zoned R-3 in West Chicago. d. West: Single-Family residential (R-2) unincorporated DuPage County and zoned R-2 West Chicago. 18. To provide the flexibility necessary to develop the community with the different home series, and consistent with the requirements of the Annexation Agreement, Petitioner ===== PDF PAGE 15 ===== [Extraction: OCR (rendered-page OCR)] Page 15 proposes to develop the Property with a special use for a planned unit development. 19. The proposed special use for a planned unit development meets the standards as set forth in the Code as follows: APPROVAL OF A SPECIAL USE FOR A PLANNED DEVELOPMENT a. The special use is necessary for the public convenience at that location or, in the case of existing nonconforming uses, a special use permit will make the use more compatible with its surroundings; and St. Andrews Golf and Country Club (“St. Andrews”) is a public facility consisting of two (2) 18-hole golf courses and was originally developed by the Jemsek-Hinckley Family in 1926 and still remains owned by the Hinckley family (Owner) today. The Property in question is located immediately north of St. Andrews. The Property has remained vacant for so long as Owner has been in title, and the Property has not been developed as an extension of St. Andrews since said acquisition. A certain portion of Owner’s property was annexed to the City of West Chicago in 1991 pursuant to an Annexation Agreement recorded as Document R91-145449 in DuPage County, Illinois (“Annexation Agreement”). The Owner annexed additional property in 1995 pursuant to the 1*' Amendment to the Annexation Agreement recorded as Document R95-108394 in DuPage County, Illinois (“1‘' Amendment”). More recently, Owner annexed additional property in 2008 pursuant to the ordinance and 2"¢ Amendment to the Annexation Agreement recorded as Document R2009-002980 in DuPage County, Illinois (“2"4 Amendment”). Under the 2"! Amendment, the Property was rezoned to R-3 with the intention of facilitating future residential development. The 2" Amendment also contained three important requirements: i) that residential development of the Property be processed as a planned unit development; 11) that proposed residential lots adjoining a ===== PDF PAGE 16 ===== [Extraction: OCR (rendered-page OCR)] Page 16 residential development existing at the time of the 2"! Amendment be a minimum of 12,000 square feet; and iii) that homes adjoining a residential development existing at the time of the 2"? Amendment be a maximum height of 36 feet. Since the 2"? Amendment was executed in 2008, the Property has been vacant and undeveloped and continues to provide no tangible benefit to the City as annexed property. The proposed development will fulfill both the intent for residential development of the Property and the requirements for residential development as set forth in the 2"? Amendment. The Development Plans for The Preserve at West Branch were designed to maximize open space and ecological resources while providing new and diverse housing stock for the growth of the City. Approximately 27% of the total Property is designated for open space. The open space will provide substantial benefits to future residents of The Preserve at West Branch. While some of the private yards in The Preserve at West Branch may be smaller than the yards in surrounding subdivisions, residents of the subdivision will have increased diversity of housing options offered and access to substantial common areas which are unique to the area. Only four of the adjacent residences are incorporated within the City of West Chicago’s city limits. The remaining adjacent residences are all currently located in unincorporated DuPage County, so while these homes may sit on larger lots, they cannot be compared to the design of this proposed community, which will be developed within territory incorporated within City limits. The design of The Preserve at West Branch is consistent with the purpose and intent of the PUD standards and will provide a unique benefit to home buyers who increasingly prioritize common open space and naturalized areas over having larger private yards. In addition, Petitioner is offering approximately 66 different elevations of ===== PDF PAGE 17 ===== [Extraction: OCR (rendered-page OCR)] Page 17 home products within the combined three different series’ of homes, which will maintain anti-monotony throughout the community. b. The special use is so designed, located and proposed to be operated that the public health, safety, and welfare will be protected; and The proposed planned unit development will not be detrimental to the health, safety, morals or general welfare of the surrounding residents nor will it be injurious to the property values in the vicinity of the Property. The 2" Amendment rezoned the Property to R-3 and specifically contemplated future residential development under a PUD, with specific requirements intended to provide an appropriate transition between existing residences and future development. The Preserve at West Branch complies with and expands upon the transitional requirements set forth in the 2" Amendment. Estates Series Lots 11-22 and 56-61 are located along the west perimeter line of the Property and adjoining the St. Andrews Hills Subdivision. All of these Estates Lots satisfy or exceed the minimum requirement of 12,000 square feet established in the 2°’ Amendment. All of the homes to be constructed on these Estates Series Lots will also comply with the 36’ height limitation established in the 2"! Amendment. In addition, Petitioner expanded the transitional area to also include lots 9, 10, 23-32, and 44-66 in the Estates Series. Estates Series Lots 153-168 are located along the east perimeter line of the Property and adjoining the St. Andrews Trace Subdivision. All of these Estates Series lots exceed the minimum requirement of 12,000 square feet established in the 2" Amendment. All of the homes to be constructed on these Estates Series Lots will also comply with the 36’ height limitation established in the 2°’ Amendment. In addition, Petitioner expanded the transitional area to also include lots 143-152, 169-172, and 199-214 in the Estates Series. In total, Petitioner proposes 87 Estates Series Lots with an average lot size of 12,400 ===== PDF PAGE 18 ===== [Extraction: OCR (rendered-page OCR)] Page 18 square feet to meet and exceed the transitional requirements set forth in the 2"4 Amendment. The Meadows and the Landings will both incorporate smaller lot sizes. Each of these home series are developed around modern standards that have proven overwhelmingly successful in the marketplace over the last couple of years. Pulte has strategically located the Meadows Lot and The Landings lots such that they are not adjacent to or perceived as negatively impacting the use and enjoyment of larger lots by existing homeowners. The smaller yards in the Meadows Series are reflective of target demographics and evolving priorities whereby young working families simply do not want to devote weekends to home maintenance or extensive yardwork. The Meadows Series of homes is being successfully built by Pulte throughout the Chicagoland suburbs. The Landings will target move-down buyers who are seeking single-story living spaces and the convenience of a low-maintenance community as their needs are evolving. Pulte is currently building The Landings product at Trillium Farm Subdivision on the far north side of West Chicago, where both the pricing and demand for new homes has exceeded preliminary expectations. Development Plans specifically take into consideration the Property’s existing features and will preserve certain areas of existing wetlands, which will provide natural aesthetic features and ecological benefits to the Property and community. The overall design of the Development positions the stormwater detention basins so as to provide an extensive buffer between the residential development and St. Andrews to the south, the West Branch Forest Preserve to the east, and Smith road to the north. Stormwater detention facilities will be incorporated throughout the development and will provide a ===== PDF PAGE 19 ===== [Extraction: OCR (rendered-page OCR)] Page 19 modern stormwater system to accommodate stormwater runoff associated with the residential development. The stormwater facilities will not only improve handling of stormwater, but will provide other tangible benefits as well. The areas within and around the stormwater facilities will be planted with native grasses and flowers and thus will provide natural open-space vistas within the Property. These plantings will promote infiltration, will filter the runoff and will re-establish native habitats. The new naturalized area of the Property will provide direct and tangible community benefits. The Development Plans were formulated around the express purpose of creating new publicly usable open space dedicated for a community park, along with private common area open space that will provide tangible ecological improvements. This type of design encourages practices such as clustered housing and native landscapes. In total, 30 acres or approximately 27% of the Property will be dedicated to common open spaces. Of that common open space, approximately 4.38 acres located in the central portion of the Property, will be reserved as a public park site which will provide a central gathering area for the residents of The Preserve at West Branch along with the residents of West Chicago at large. Cc. The special use will not cause substantial injury to the value of other property in the neighborhood in which it is to be located; and The special use will not cause substantial injury to the value of the adjacent properties. Approval of a residential development will help facilitate development of this otherwise underperforming vacant land in harmony with the intent of the 24 Amendment. The Property was never utilized as an expansion of St. Andrews and has been vacant land since the Owner’s acquisition. Petitioner’s proposal takes into consideration all adjacent land uses and thoughtfully positions each series of homes such ===== PDF PAGE 20 ===== [Extraction: OCR (rendered-page OCR)] Page 20 that the configuration will not cause substantial injury to the value of adjacent properties. Specifically, Petitioner is proposing to position the Estates, namely the “larger series” geared towards the “move-up” buyer in today’s market, along the east and west perimeters of the Property where the homes immediately abut existing single-family residences. This design complies with the residential requirements set forth in the 2"4 Amendment and provides a logical transition from existing residential to the proposed residential development. The Petitioner then proposes the Meadows series to be located in the central portion of the community. This is where you will see the smaller lots targeted to first-time or first move-up homebuyers looking for new construction at a more affordable price point. Lastly, Petitioner planned The Landings series along the southern portion of the community where sizable stormwater management outlots will be immediately adjacent to St. Andrews and the West Branch Forest Preserve, therefore providing a substantial buffer between residential development and the differing land uses. The Landings will feature two (2) bedroom ranch-style homes with first floor master bedrooms, which specifically targets the area’s aging population. These homes will be situated along the southern portion of the proposed development along the stormwater detention outlots due to the quiet surroundings this low-intensity residential use will benefit from. d. The proposed special use is designated by this code as a listed special use in the zoning district in which the property in question is located. A planned unit development is listed as a special use in the R-3 zoning district under section 9.4-4 in the Code. Moreover, the 2"4 Amendment dictates that the development of the Property occur as a planned unit development. ===== PDF PAGE 21 ===== [Extraction: OCR (rendered-page OCR)] Page 21 APPROVAL OF A PLANNED DEVELOPMENT 20. The proposed Planned Development meets the standards as set forth in the Code as follows: 1. In what respects the proposed plan is consistent with the comprehensive plan and the stated purpose and intent of the planned unit development regulations; and The City’s comprehensive plan designates the Property for single-family residential, which is entirely consistent with Petitioner’s requests. Moreover, the purpose and intent of a planned unit development is to encourage improved design in the development of land and provide relief from strict compliance with requirements that may inhibit the creative development of the property. The proposed development is designed and configured to provide distinct neighborhoods of housing options, which will serve a broad pool of potential buyers and help to diversify the City’s housing stock. The Estates will comprise of slightly larger homes on slightly larger lots, which essentially targets the “move-up” buyer in today’s market. The Landings will be age-targeted to serve the needs of empty nesters as this series is designed solely with ranch- style homes with a focus on first-floor master bedrooms, all while located in a quiet enclave in the southern portion of the community adjacent to the stormwater detention outlots bordering St. Andrews and the West Branch Forest Preserve. The Meadows will address the demographic of first-time home buyers and first move-up buyers in that it will comprise of smaller-lot single- family homes at a slightly lower price point. While meeting the needs of a variety of homebuyers, the proposed development is designed to provide a smooth transition from the Landings to the Estates. Moreover, the proposed development has been thoughtfully designed so that the exterior of the buildings will fit seamlessly into the community while offering approximately 66 different home elevations which will enhance the surrounding environment and provide a cohesive development with extensive open space and recreational opportunities. 10 ===== PDF PAGE 22 ===== [Extraction: OCR (rendered-page OCR)] Page 22 2. The extent to which the proposed plan meets the requirements and standards of the planned unit development regulations; and The PUD will allow the Petitioner to utilize the Subject Property to an extent that is compatible with the surrounding environment and to its highest and best use. The planned unit development meets the requirements of the planned unit development regulations as set forth in the Code with the exception of the minimum lot size requirement of 8,000 square feet. The purpose and intent of this requirement under a PUD is not an absolute minimum, but instead assumes a developer will have a more traditional lot-and-block style development. Petitioner’s design is based upon a unique negotiated provision under the 2" Amendment to the Annexation Agreement, which requires a minimum lot size of 12,000 square feet where the residential lots are immediately adjacent to existing residences. Petitioner’s proposal illustrates a plan above and beyond this requirement by providing 2 separate neighborhoods extending along and beyond the perimeter of the Property which offer a minimum of 12,000 square foot lots, with some lots even exceeding 18,000 square feet. This proposal overcompensates for the requirements set forth in the 2" Amendment and will ensure there is no detriment to neighboring residential properties in harmony with the purpose and intent of said negotiated provision in the 2°’ Amendment, which effectively yields the development of smaller lots internal to the subdivision. These lots will be located wholly within the Preserve at West Branch and offering lots at this size will allow Petitioner the opportunity to provide a mix of housing options within the community. Though these lots may not all meet the 8,000 square foot minimum, the overall development will provide an average lot size of 9,289 square feet, which exceeds the minimum requirement and thereby meets the purpose and intent of the PUD regulations. The City’s PUD requirements set forth a maximum number of dwelling units, which is calculated by taking the net residential area (which is defined in the Code as the gross area of the 11 ===== PDF PAGE 23 ===== [Extraction: OCR (rendered-page OCR)] Page 23 PUD subtracted by 20% of the gross area) divided by the minimum lot area provided under the requirements of the applicable underlying zoning district. The gross area of the Property is 111.90 acres. Twenty percent of 111.90 acres is 22.38 acres. Accordingly, the net residential area of Property is 89.52 acres (111.90-22.38). The Property is zoned R-3, which has a minimum lot area of 9,000 square feet. 9,000 square feet in acres is 0.2066116 acres. The net residential area of 89.52 divided by the minimum lot size in the R-3 district of 0.2066116 acres equals 433.28 units. Thus, the allowable density per R-3 standards is 433 dwelling units. Absent the limited 12,000 square foot requirement contained in the Annexation Agreement, which expires in a couple of years, Petitioner could develop the Property by-right with up to 433 9,000 square foot lots yielding a higher density and a negative impact on neighboring properties and adjacent land uses. Instead, Petitioner is proposing 269 units on the Property. The design of this 269-unit community goes above and beyond the requirements set forth under the 24 Amendment to the Annexation Agreement by extending those 12,000+ square foot lots beyond the perimeter and adjacent to existing residential uses. Petitioner’s proposal ultimately provides an average lot size of 9,289 square feet thereby exceeding both the PUD and R-3 minimum lot size requirements and produces a unique community with a variety of lot sizes and housing options, all of which meets the intent of establishing a planned unit development. 3. The extent to which the proposed plan departs from the zoning and subdivision regulations otherwise applicable to the subject property including, but not limited to, the density, dimension, area, bulk, and use and the reasons why such departures are deemed to be in the public interest; and All exceptions to the applicable standards of the Code are depicted on the Development Plans. Petitioner respectfully requests that the Development Plans be incorporated into the requested approvals and that the exceptions as depicted on the 12 ===== PDF PAGE 24 ===== [Extraction: OCR (rendered-page OCR)] Page 24 Development Plans are thereby approved. The exceptions are necessary, desirable and appropriate to create the unique open space subdivision design and to provide product diversity within the proposed subdivision. By way of example, The Preserve at West Branch community does not comply with the minimum lot area as dictated by the R-3 standards, but at the same time, Petitioner seeks only 62% of the allowable density while providing substantial common open spaces and stormwater detention capacity. As such, the exceptions detailed herein facilitate a more creative design to the overall subdivision consistent with the PUD requirements and will not be detrimental to the surrounding neighborhood. 4. The method by which the proposed plan makes adequate provision for public services, provides adequate control over vehicular traffic, provides for and protects designated common open space and furthers the amenities of light and air, recreation and visual enjoyment; and The Property is uniquely positioned with St. Andrews located to the South and the West Branch Forest Preserve located to the east along the southern half of the Property. Petitioner has recognized sensitive ecological areas and avoided impacts accordingly, particularly where impacts could extend into the adjacent forest preserve property and golf course. Petitioner hired V3 Companies to prepare a Wetland Delineation which has been submitted with this application and outlines the strategy for preserving natural resources. Petitioner also designed the stormwater detention basins in such a fashion so as to provide adequate on-site and off-site detention and plans to locate these basins at the entrance to the Property and where the Property borders St. Andrews and the West Branch Forest Preserve. Not only will the basins provide tangible ecological and detention benefits, but they will also provide a substantial buffer between the residential uses and differing 13 ===== PDF PAGE 25 ===== [Extraction: OCR (rendered-page OCR)] Page 25 adjacent land uses. Where the homes will be constructed immediately adjacent to existing residences, the homes will range from 12,000 square feet to over 18,000 square feet, which is in harmony with the requirements under the 2° Amendment. J. The relationship and compatibility of the proposed plan to the adjacent properties and neighborhood; and A Declaration of Covenants, Conditions and Restrictions (the “Declaration”) will encumber all of the residential lots in The Preserve at West Branch. The Declaration will establish restrictions on the ownership, use and operation of the residences constructed on the Property. A homeowners’ association (the “Association”) will be formed, under the terms of the Declaration, to enforce the terms of the Declaration and to own, operate and maintain that portion of the Common Areas not dedicated for public use. The Association will be funded through dues paid by each homeowner that is a member of the Association and will ensure the Property is consistently maintained in accordance with the Declaration so as not to cause a negative impact on adjacent properties. The Property is very uniquely positioned between the West Branch Forest Preserve, St. Andrews Golf Course, and traditional single-family residences. The Petitioner’s mixed- residential plan is proposed to create appropriate transitions between the land uses while addressing the needs of the homebuyers. 6. The desirability of the proposed plan as regards to physical development, tax base, and economic well being of the City. In its current state, the Property is vacant and unimproved and has remained so since the Owner’s acquisition. In the 2"! Amendment, the City recognized the highest and best use of the Property is for residential use when it set forth standards and regulations to abide by for 14 ===== PDF PAGE 26 ===== [Extraction: OCR (rendered-page OCR)] Page 26 a residential development. Since the 2" Amendment was approved in 2008, the Property has remained undeveloped and thus providing no economic benefit to the community at large. In lieu of remaining vacant, the proposed development will generate residential property tax revenue, provide a new neighborhood park for the City, all while providing a mix of housing targeting 3 different homebuyer demographics, which will address the housing needs and current deficiencies in today’s market. WHEREFORE, by reason of the foregoing, the undersigned Petitioner requests the City of West Chicago take the necessary steps to: (i) approve a special use for a planned development for the Property with exceptions as depicted on the Development Plans; and (ii) to approve such other relief from the City of West Chicago Municipal Code (“Code”’) as may be deemed necessary and appropriate to develop the Property consistent with the Development Plans. RESPECTFULLY SUBMITTED this 14" day of October 2021. PETITIONER: PULTE HOME COMPANY, LLC, a Michigan limited liability company ys Giese Ci Rosanova & Whitaker, Ltd. Attorney for Petitioner 15 ===== PDF PAGE 27 ===== [Extraction: OCR (rendered-page OCR)] Page 27 EXHIBIT A PROPERTY LEGAL DESCRIPTION PARCEL 1 THAT PART OF THE WEST HALF OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED BY COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 22; THENCE SOUTH 89 DEGREES 39 MINUTES 12 SECONDS WEST, 1071.54 FEET ALONG THE SOUTH LINE OF SAID QUARTER SECTION TO THE POINT OF BEGINNING; THENCE NORTH 89 DEGREES 39 MINUTES 12 SECONDS WEST, 1561.05 FEET ALONG SAID SOUTH LINE TO THE SOUTHWEST CORNER OF SAID QUARTER SECTION; THENCE NORTHERLY ALONG THE WEST LINE OF SAID QUARTER SECTION AS MONUMENTED BY THE EAST LINE OF ST. ANDREWS ESTATES, ST. ANDREWS HILLS AND THE SOUTHERLY EXTENSION OF SAID EAST LINE TO THE CENTERLINE OF SMITH ROAD; THENCE NORTH 74 DEGREES 43 MINUTES 56 SECONDS EAST, 940.22 FEET ALONG SAID CENTERLINE TO AN ANGLE POINT THEREIN; THENCE NORTH 85 DEGREES 12 MINUTES 59 SECONDS EAST, 547.26 FEET ALONG SAID CENTERLINE TO AN ANGLE POINT THEREIN; THENCE NORTH 83 DEGREES 32 MINUTES 09 SECONDS EAST, 113.87 FEET ALONG SAID CENTERLINE; THENCE SOUTH 01 DEGREE 27 MINUTES 00 SECONDS WEST, 2680.84 FEET PARALLEL WITH THE EAST LINE OF THE WEST HALF OF SAID SECTION 22 TO THE POINT OF BEGINNING, EXCEPTING THEREFROM THAT PART PLATTED AS ST. ANDREWS ASSESSMENT PLAT RECORDED AS DOCUMENT R1992-011782, IN DUPAGE COUNTY ILLINOIS. PARCEL 2 THAT PART OF THE WEST HALF OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED BY COMMENCING AT THE CENTER OF SAID SECTION; THENCE SOUTH 01 DEGREE 27 MINUTES 00 SECONDS WEST, 1345.98 FEET ALONG THE EAST LINE OF ST. ANDREWS TRACE SUBDIVISION AND ALONG THE EAST LINE OF THE SOUTHWEST QUARTER OF SAID SECTION TO THE POINT OF BEGINNING AT THE SOUTHEAST CORNER OF SAID SUBDIVISION; THENCE SOUTH 01 DEGREE 27 MINUTES 00 SECONDS WEST, 1322.70 FEET ALONG SAID EAST LINE TO THE SOUTHEAST CORNER OF SAID QUARTER SECTION; THENCE NORTH 89 DEGREES 39 MINUTES 12 SECONDS WEST, 1071.54 FEET ALONG THE SOUTH LINE OF SAID QUARTER SECTION; THENCE NORTH 01 DEGREE 27 MINUTES 00 SECONDS EAST, 2680.81 FEET PARALLEL WITH THE EAST LINE OF THE WEST HALF OF SAID SECTION TO THE CENTERLINE OF SMITH ROAD; THENCE NORTH 83 DEGREES 33 MINUTES 09 SECONDS EAST, 137.60 FEET ALONG SAID CENTERLINE TO THE WEST LINE OF ST. ANDREWS TRACE SUBDIVISION, RECORDED AS DOCUMENT R1985-1055825; THENCE SOUTH 01 DEGREE 27 MINUTES 00 SECONDS WEST, 1356.30 FEET ALONG SAID WEST LINE PARALLEL WITH THE EAST LINE OF SAID WEST HALF TO THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 88 DEGREES 32 MINUTES 30 SECONDS EAST, 935.05 FEET ALONG THE SOUTH LINE OF SAID SUBDIVISION TO THE POINT OF BEGINNING, EXCEPTING THEREFROM THAT PART THEREOF LYING NORTH OF THE SOUTH 100 16 ===== PDF PAGE 28 ===== [Extraction: OCR (rendered-page OCR)] Page 28 FEET AND EAST OF THE EAST 366.10 FEET OF SAID PARCEL (AS MEASURED AT RIGHT ANGLES TO THE EAST AND SOUTH LINE, RESPECTIVELY, OF SAID PARCEL) IN DUPAGE COUNTY, ILLINOIS. PARCEL 3 THE SOUTH 100 FEET OF THAT PART OF THE EAST HALF OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED BY COMMENCING AT THE SOUTHWEST CORNER OF SAID EAST HALF; THENCE NORTH 01 DEGREE 24 MINUTES 47 SECONDS EAST, 2668.55 FEET ALONG THE WEST LINE OF SAID EAST HALF TO THE SOUTHWEST CORNER OF BANIGAR'S WAYNE CENTER UNIT NO. 3 RECORDED AS DOCUMENT R1967-012399; THENCE NORTH 80 DEGREES 03 MINUTES 40 SECONDS EAST, 1315.41 FEET ALONG THE SOUTH LINE OF SAID SUBDIVISION TO AN ANGLE POINT IN SAID SOUTH LINE; THENCE NORTH 84 DEGREES 33 MINUTES 35 SECONDS EAST, 345.52 FEET ALONG SAID SOUTH LINE TO THE CENTER LINE OF KLIEN ROAD; THENCE SOUTH 01 DEGREE 59 MINUTES 37 SECONDS WEST, 2955.79 FEET ALONG SAID CENTERLINE TO THE SOUTH LINE OF SAID SECTION; THENCE NORTH 89 DEGREES 03 MINUTES 14 SECONDS WEST, 1602.83 FEET ALONG SAID SOUTH LINE TO THE POINT OF BEGINNING, EXCEPT THAT PART PLATTED AS PEPPER HILL RECORDED AS DOCUMENT R1986-144433 AND WAYNE TOWNSHIP HIGHWAY GARAGE ASSESSMENT PLAT RECORDED AS DOCUMENT R1992-011388, IN DUPAGE COUNTY, ILLINOIS; (THE EXCEPTION TO PARCEL 2 AND THE REMAINDER TO PARCEL 3 ALSO GENERALLY KNOWN AS AND DESCRIBED AS FOLLOWS, COLLECTIVELY, PURSUANT TO A CONVEYANCE OF A PARCEL OF LAND TO THE FOREST PRESERVE DISTRICT OF DUPAGE COUNTY: THAT PART OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED BY COMMENCING AT THE SOUTH QUARTER CORNER OF SAID SECTION 22; THENCE NORTH 00 DEGREE 24 MINUTES 18 SECONDS EAST, 100.00 FEET ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION TO THE POINT OF BEGINNING; THENCE SOUTH 89 DEGREES 18 MINUTES 27 SECONDS WEST, 366.17 FEET PARALLEL WITH THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION; THENCE NORTH 00 DEGREE 24 MINUTES 18 SECONDS EAST, 1229.99 FEET PARALLEL WITH THE EAST LINE OF SAID SOUTHWEST QUARTER TO THE SOUTH LINE OF ST. ANDREWS TRACE SUBDIVISION RECORDED AS DOCUMENT R1985-105582; THENCE SOUTH 89 DEGREES 35 MINUTES 07 SECONDS EAST, 366.10 FEET ALONG SAID SOUTH LINE TO THE SOUTHEAST CORNER OF SAID SUBDIVISION; THENCE NORTH 00 DEGREE 24 MINUTES 18 SECONDS EAST, 1345.78 FEET ALONG THE EAST LINE OF SAID SUBDIVISION AND ALONG THE EAST LINE OF SAID SOUTHWEST QUARTER TO THE SOUTHWEST CORNER OF BRAINIGARS WAYNE CENTER UNIT NO.3 SUBDIVISION RECORDED AS DOCUMENT R1967-012399; THENCE EASTERLY, 1315.41 FEET ALONG THE SOUTH LINE OF SAID SUBDIVISION TO AN ANGLE POINT THEREIN; THENCE EASTERLY, 345.52 FEET ALONG SAID SOUTH LINE TO THE CENTERLINE KLIEN ROAD; THENCE SOUTHERLY, 2855.79 FEET ALONG SAID CENTERLINE TO ITS INTERSECTION WITH A LINE THAT IS 100 FEET NORTHERLY OF AND PARALLEL WITH THE SOUTH LINE OF SAID SECTION; THENCE SOUTH 89 DEGREES 52 MINUTES 13 SECONDS WEST, 1603.74 FEET ALONG SAID PARALLEL LINE TO THE POINT OF BEGINNING EXCEPT 17 ===== PDF PAGE 29 ===== [Extraction: OCR (rendered-page OCR)] Page 29 THAT PART PLATTED AS PEPPER HILL RECORDED AS DOCUMENT R1986-144433 AND WAYNE TOWNSHIP HIGHWAY GARAGE ASSESSMENT PLAT RECORDED AS DOCUMENT R1992-011388, IN DUPAGE COUNTY, ILLINOIS.) 18 ===== PDF PAGE 30 ===== [Extraction: embedded PDF text] Page 30 1/14/2022 John H. Sterrett City of West Chicago 475 Main Street West Chicago, IL 60185 Re: Preserve at West Branch, West Chicago, Illinois Dear Mr. Sterrett: Please find attached the following revised documents for consideration by the Plan Commission at our continued Public Hearing on February 1st, 2022. 1. Revised Preliminary Subdivision Plat and P.U.D. 2. Revised Preliminary Engineering Plan 3. Revised Preliminary Landscape Development Plans 4. Revised Tree Survey and Preservation Plans 5. Revised Sample Lot Coverage Exhibits for all three home series 6. Corner Lot Setback Exhibit 7. Revised Deviation List Following up on the constructive feedback that we heard from the residents and Plan Commission at the December 15th, 2021 Public Hearing, we revised the proposed land plan for this community. The goal of the plan revisions were to reduce the number and severity of requested deviations while maintaining the same number of homes. The plan revisions are highlighted below: 1. With the revised land plan, we are completely withdrawing our request for the following deviations: a. Minimum Front Yard Setback b. Minimum Corner Side Yard Setback c. Minimum Rear Yard Setback d. Maximum Lot Coverage for the Meadows and Estates Series e. Reduction of Pavement Surface Course 2. The following requested deviations remain, but have been reduced by this plan: a. Minimum Lot Area: i. We were able to increase the minimum lot size in the Meadows from 6,875 sf to 7,293 sf. ii. Additionally, the minimum lot size in the Landings increased from 7,150 sf to 7,975 sf. b. Minimum Interior Side Yard Setback of 7.5’: i. Originally, we had requested this deviation for every lot in the development. ii. We have revised this deviation request to only apply to the roughly 29 Corner Lots. iii. We found that by widening each Corner Lot to accommodate the 30’ Corner Setback results in an arbitrarily large Side Yard Setback on the other side of the home. iv. To help visualize this, we have created the Corner Lot Setback Exhibit (attached) c. Maximum Lot Coverage for the Landings Series: 1900 East Golf Road, Suite 300 | Schaumburg, IL 60173 | (847) 230-5400 | Pulte.com ===== PDF PAGE 31 ===== [Extraction: embedded PDF text] Page 31 i. Reduced Max Lot Coverage from 55% originally to 49% with the new plan. ii. 49% is the bare minimum required deviation to fit the Pulte ranch homes. iii. With this reduction in the Landings and the elimination of the Lot Coverage request for the Meadows and Estates, we expect that between 81% to 91% of the homes in the community will have Lot Coverage under the City Maximum. (This is a drastic improvement over the original land plan where we expected 36% to 90% to meet the City Maximum) iv. This is the same situation as we are currently building at Trillium Farm, except the minimum lot size at West Branch is now larger (7,975 sf) than the minimum lot size at Trillium Farm (7,225 sf). 3. The following deviations remain unchanged: All of which staff supported at our previous hearing. a. Minimum Lot Width b. Minimum Center Line Radius (in two locations) c. Utility Easements 4. As required by the Annexation Agreement, the perimeter lots are still oversized to a minimum of 12,000 sf 5. The Park size decreased slightly from 5.07 acres to 4.94 acres. a. We checked with the Park District and they had no objection to the reduction. b. The proposed park improvement plan was not impacted. 6. Road F was replaced with Outlot K a. In order to accommodate the above, this short section of roadway was replaced with an outlot that can be used as a pedestrian connection, utility corridor or passive open space. 7. The net result of the above meant a reduction of 3 buildable lots from 269 to 266 homes. This was not one of our stated goals for the revision, but necessary to accomplish the above. 8. We should note that all of our base floor plans will fit on every lot. However, in order to completely eliminate the Lot Coverage Deviation for the Meadows and Estates series homes, Pulte will need to restrict some of our popular structural optional upgrades (Sunrooms, Garage Extensions, Gathering Extensions, etc) on some of the smallest lots. This means that depending on the selected floor plan and selected lots, some buyers will not have certain options available to them. This was a business decision on our part in response to staff’s concerns with Lot Coverage. It is our opinion that the requested deviations are the minimum required in order to both comply with the oversized perimeter lot requiremet and realize the full use and enjoyment of the property. Our hope is that you find the plan revisions acceptable as we seek your favorable recommendation to the Plan Commission on February 1st, 2022. Please do not hesitate to call me with any questions. Sincerely, Matt Brolley, P.E. Pulte Home Company, LLC 1900 East Golf Road, Suite 300 | Schaumburg, IL 60173 | (847) 230-5400 | Pulte.com ===== PDF PAGE 32 ===== [Extraction: embedded PDF text] Page 32 Preserve at West Branch Subdivision Proposed Deviations Standard R-3 Zoning Requirement Meadows Estates Landings 9,000 sf 9,750 sfMinimum Lot Area n/a 7,293 sf 7,975 sf 8,000 sf (PUD) (meets code) 75 ftMinimum Lot Width n/a 75 ft 55 ft 55 ft (meets code) Minimum Interior Side Yard n/a 10% of Lot Width 7.5 ft (Applies to Corner Lots Only)Setback Maximum Lot Coverage n/a 40% n/a n/a 55% Minimum Center Line Radius 250 ft n/a 90 ft. Utility Easements 20 ft (width) n/a 10 ft (rear) and 5 ft (side yard) ===== PDF PAGE 33 ===== [Extraction: OCR (rendered-page OCR)] 3] i 3 Hy 3 i i uk cea 78 we i nen SHEET 1 OF 5 os MOUNT es (en p70, HE sTAnON I LocAED PRELIMINARY SUBDIVISION PLAT AND P.U.D. SSiotPT Sour OF THe CENTERUNE OF ovenser PARKWAT, 3755 FT EAST OF THE CENTERUNE OF ROU'E 39, AND’ FT FOR >» NORTH OF THE CENTERLINE: OF THE CONGRETE PATH! (PART OF Fy ne ‘ME LUNOS PRAIRE PATH) ON A. BRDGE OVER ROUTE Se F i Ban THE MOWMENT 5 A 9 GH BRASS Dio SOF FLUSH WAH TE Ff es Forest Preserve Coucke Te BROCE PATH AND 1S FERROWAGNETC NOTE! THE be 2 Sk 1s NoT staWeD, 28 kK ELEvaTON 613.45 NAVOES S58 coum. eons: EGAL ogscmpno 586 z EO SET ON THE SOUTHWEST CORNER OF THE BEING A PART OF THE WEST 1/2 OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9, ri SRaNGPORUER Pao’ LOCATED ON THe Non SOE OF SMM , , , 35 OAD FOR THE PROPERTY LOCATED AT ANS2O ST, JAMES WAY. EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DUPAGE COUNTY, ILLINOIS sby NORTE" 1si9615.05 REE] EEVAnon 7408 Navoss 325 A7Sbe on ope 383 (P_ABLe, SET "s" IN THE CONCRETE SOEWALK LOCATED AT BER WON REE Se ZoUniwest cone OF MEADOWLARK ORE. AND RLEN oe ROAD. earn SeTEREN TPCT TOTAL AREA OF SUBDIVISION wuss NORTHING: 1916679.13. PER DOC. RB7—51335, ? EASING. 102370145 Evan 776040 Navas DUPAGE CouNTY R=? 111.90 ACRES i SINGLE FAMILY N Sid UNE OF Te Sw 1/4 F (WORE OR LESS) SBE HERMES PARCEL INDEX NUMBER] (01~22-301-006 01=22-301-028, SSH, COR, BRANICAR'S 01-22-301-029 9 WAYNE CENTER UNIT 01=22-301-052 NO. 3 01-22-400-016 200100 _0 200 q ouTLoT 6 DUPAGE COUNTY, ILLINOIS _—__ ——____ 4 SECTION LINE BETWEEN 1/4 are ‘STORMWATER ‘SCALE: 200° Gomme ae Sv. CORNER CE > QUTLOT A MANAGMENT seo. 2218 18 W ae Facuy pnerannien wane " Be SE DATA LOCATION MAP — Hi A. TovaL, anes 111,90 £62 100.00% TALE, = 2000 8) Exrstine Zonta ea sineué Pamicy 5 Mi 5: Extemar fo'w me rue LINE LEGEND . $ Ghrter foAD "40° DEDICATION 60 Ace 1a Bs UzIN moaD © 40° BEDICATION ois acs om | | oN = NORTH ~ SUBDIVISION BOUNDARY LINE <= €. INTERNAL R.O.W. 23,19 AC. 20.7% Ss. = SOUTH v / ig F STemiTER WETLAND Pnesenvarion/comon ana Riis, Ge) | e eter Lor LinevpRopeRty LINE F “3 ea : Sorte Line! =] Sa EM 1H. RESIOENTIAL UNITS Be 2 Beans” oe Bay ey doe document mea - existing conponare Limits oF “8 o Bo es 5 NeaDows (88° X 132° LOTS) 125 fr 2 FEET om ee EY serves ewienco 383 gg 52 sy MINIMUM LoT SiZE 7,260 5.6. Rg + RADIUS “a g ze 3e 1S AVERAGE LOT SIZE 6.555 SF. R.0.W. > RIGHT OF WAY —— — - puitoine cine ga 8 Be ey 3 AISTAGN 3t SIZE RES Er R a Cee SME eet vars $8 ae ge 2 SOUT EEE ence vine | |------- EASEMENT LINE/LIMITS OF EASEMENT 2g, Py ge 5% ee ‘Cones’ S10e" Yano SeTaack 30 FF Susie’ OMELLING UNIaS PER ae {Snort Desnee Lines] ag 8 Ba 19 28-8 Aiemiot stor ano seencx \on oF vor wioTH Girie’ > MELLING UNITS PER ACRE a8 see 70 5 Comes LOT INTERIOR SIDE YARO SETBACK Ter e + BACK OF ‘cuRB — - serene ES ig. a REAR YARD SETBACK 30 FT. 2 (Single Ooshed Lines} : e Ed é 1 EDGE TO E00 20 nH ESTATES (78° x 130° LoTs) 2 QUARTER SECTION LINE 25 ls idoutie Beenee Lines) uae vainniant Lot st P.U.8 D.E.- INDICATES PUBLIC Fay P22 Svenace Cor S12 Wiser SF UTILITIES AND secTION Line 698 i xi COT SIZE aa SF DRAINAGE EASEMENT Tren aera Lines) 283) ae . nowt vano seroace aor P.U.0. = PLANNED UNIT DEVELOPMENT vy a eis Se. A ABE cranes BE 53730" A Iirenion toe varo serene 10% oF Lor WIDTH 93485" (935.05)} By COMER LOT INTERIOR SIDE YARD SETBACK Toe SECTION CORNER OR QUARTER SECTION x . ‘on Eb REAR YARD SETBACK ‘30 Fr CORNER 3 OUTLOT ¢ tne OF st, anorews £E 12 reread Une OF ST ANDRE g Lanoinos (58° x 148" Lots) Pa eS y - - uy MINIMUM LOT SIZE 7,975 $F. £5 3 a AVERAGE Lot SIZE. 8738 SF. bi 6 30 . 8 cin COT S12 Wagar SF ee y » o 82 BA FRONT vara sevaack 30 FT NOTES ge an at 58 CORNER. SIDE YARD. SETBACK 30 Fr 33 3 2 Sy wigs Irenion 108 varo seen 10% oF Lor wioT 1. ADDITONAL PU. & O. EASEMENTS MAY BE REQURED ON FINAL PLATS BASED ON UTLITY Size 23 2 . 8 32 Sola § CORNER LOT. INTERIOR SIDE YARD SETBACK rad ‘AND LOCATIONS FROM FINAL ENGINEERING. eB a\— ules iH wean ano SETBACK sorr 2. OMENSIONS SHOWN ALONG CURVED LNES ARE ARC OISTANCES. 3 . ge gs 3, 88 & 1. tora units 268 |B. ALL RIGHT-OF-WAYS ARE TO BE PUBLIC DEDICATIONS. j 2 4 gsfu, asdabe 58 <3 Sass, geneity a eT 4, ALL STREETS, UTUTY PIPES AND MAINS SHALL BE PUBLICLY ONNED AND MANTANED. » 23 lm> ated seul ‘5. ALL EASEMENTS DEPICTED ON THIS PLAT WILL BE GRANTED ON THE FINAL SUBOIVSION PLATS s guleg Grace on ES (UNLESS OTHERWSE NOTED) 70 Le Leaf 2 Bg see Re by 6. AL EASOENTS OF He FAT MAP AE FOR PUBLIC UTLTES Hh ORANGE URPESES seon0n une serwenn 1/4 _/ Lt La] 8/0 ounot ENz ae 58 35 SEPTON (UNLESS OTHERWSE NOTED) CORNER & SW. CORNER OF * itlelalslololalr lolwols lio jo ao 7. STORMWATER MANAGEMENT EASEMENTS WILL BE GRANTED ON THE FINAL SUBDIVISION PLATS. slsisisisig|siajsisis gels unsuaDiMdeo Semis ge | SEER EP EP EPFL q Viavacuen H BiceseNs 10 Pun ol g2~400-015 {(UNEESS OTHERWSE NOTED) 5€4 iS 2% FacuTy & PARCELS 2 8 ‘Omi DUPAGE Co. « 4. STORMWATER STORAGE VOLUMES 10 BE PROVIDED ANO THE DESIGN OF STORMWATER MANAGEMENT ug (Fount cs 4 VS of ES Cor INCLUDED Pe AGUS SHALL GE IN ACCORDACE IH CITY OF WEST CHICAGO AND DUPAGE COUNTY ee S oS Oey — IREMEN Soe [6 "eo Bre oS ounor ourtoT D Vises S cozeo8" W west chicaco a-3 zi ye, L0ce iy 100.02 9. EASEMENTS TO BE PROWDED PER CITY, COUNTY AND UTILITY COMPANY REQUIREMENTS. BS i, 009: STORMWATER 2 PARALLEL W/5. UNE UNE OF. ‘SINGLE FAMILY . 252 fe exceenon PRS TSMey, Fags MANAGMENT PEM 4 >) (w 002818" € UNE 100" N'LY OF & PARALLEL 33 eze SOM a, 2) FaOuTY Fs SW. 1/4 SEC, 22-40-8 THe, 5100 ch oozes OUNCE OF & Paral tt EE 10. FOR PROPOSED CONTOURS, GRADES, UTILITIES, STREETS AND SDEWALKS REFER TO THE genie ic ar dug 42 (s e827" ) ee snot € ye 40-9 saith PRELMINARY ENGNEERING DRAWINGS FOR THIS DEVELOPMENT. yu |S 080 4 evs ar | see / gets Ba “5 : wesssase/( V/ ) ec caen | 11 AL ROM. DEPETED oN TH PLAT WAL BE GRANTED OM THE FNAL SUSOMUSON PLATS (UNESS Zs" | x OieRSE NOTED) Car 8 ce me: y m y é ni vs ad ae Ss aore0s" Ww 1561.52" qi OSE Tete Nf ROAD H r g "2 MASUR EARS SHOW HERON ARE BASED ON THE WEST LE OF SLBAECT PROPERTY = . ie a FOUND MONUMENT —_ = = a0 = eapsve] w peo2B5) /s 6 Ww] roofer PER WON. REC ExceenON Wy 893012" W) sxncano nan/ (5 999842, W Nou wlaftalelelwlwlululeleJel iq? 18, ALL OUOTS TO BE OWNED ANO MANTANED BY THE HOMEOWNER'S ASSOCIATION. 2011=056978 excepnon Seaneus Ww \ \ouror | sose2. w ones orebit hor sche ign ye yeaa one Id ER " a ites eae MEADOWWOOD MEADOWWOOD SUBDIVISION UNIT 2- OWNER. St. ANDREWS Pan orn 27- "00-001 SURDMSON ONT 1 eoc eons ' 7 tlds Cole a cee eR ee Ese ek Boe bestia ance a 3 PEN 0: HEBD coe v ] CEMCON, Ltd. wove) WEST chicaco R-3 - BOG.” west cHIcAGO R-3 SINGLE FAMILY [| consuiting Engineers, Land Surveyors & Planners 1 Vy ‘SNGLE FAMLY WEST cucAGO R-3 Excepnons 10 2260 White Ook circle, Suite 100 44 fj ‘Aurora, Winois 60502-8675, FOUND RON PIPE , LIMITS OF eAsenEnT The sive vor cine PER MON, REC. PREPARED FOR: Etat info@cemcon.com Website! wa. cemeon.com SIE LOT Linge) A rnowr vor ee LOT DIMENSIONS, DEDICATION, BUILDING PULTE HOME COMPANY, LLC DISC NO: 402078 FILE NAME: PREOVR lo puaoe LINE. & LAND AREAS ARE APPROXIMATIONS 1900 E. GOLF ROAD, SUITE 300 DRAWN BY: LAL FLD. BK. / PG. NO: BC/PC 27/6-10 cumesornihits? Woreo) ROAD & COULD VARY SLIGHTLY AT TOMe OF FINAL SCHAUMBURG, IL 60173 COMPLETION OAT: 07-21-21. 0B NOx 402078 TYPICAL DETAIL OF PROPOSED EASEMENTS SUBDIVISION PLATTING. (847) 230-5400 2021-10-13/AL REWSED PER CTY REVEW COMMENTS OATED 9/24/21 ‘ho Sa) HES /LL RS FR ONoTN OS ae CE PREPLAT Copyright © 2021 Comcon, Ltt All rgnts reserved ===== PDF PAGE 34 ===== [Extraction: OCR (rendered-page OCR)] Page 34 SHEET 2 OF 5 Tobe COMSTRUCTED. PRELIMINARY SUBDIVISION PLAT (SEF ELA enonezrIc Plan AND P_U_D. FOR THE PRESERVE AT WEST BRANCH 22 ; 24 25 SMYTHE SETTLEMENT PHASE 1 a PER DOC. R87—51335 R shame eae Ws non eames PMMA or oct Wr Une PROPOR wORONET Son tscanon } Ot Crosenre Sing toe sets) S [ propose woxoworr i ei [Sew eseanoe STORMWATER (SEE LANDSCAPE MANAGMENT OUTLOT B Sng toe betas) ANAGMEN Be Yy PROPOSED 12° WDE ASPHALT ¥ (GEE PRELNINARY ENONEERING 3 See een ounor A Ley Sara beta) > Magi” STORMWATER Si ff > MANAGMENT - fs FACILITY “ \ 12. % PHASE 1 is mal aide. zs ST, coe (saan Wiad all all aad all i os 9 EE 250 “ 13 1305S mest o] 2313) 2593] 2603) 2613] 2625) 2633] 2645] 2655] 266 be. sy 13] 2 3] 3.3) 4s} 5 3] 6 3] 7 Bl Tee sh tee 2) 2693] 2813] 2822) 2632) 2643] 265 Zee gv 3 Bs 3] 2.3] 18.3) 08.3) 08.3) 02.3 16 ' uP) ype) ues) wee) ae) yee) te ip b | | ee ee ae H " i os | os » ee ee 4 | ile 1 { ROAD = ROAD aE woe + w = wa = = i : ery] ary ; E iy ! a # ef i22 1 F He le i‘ “ + oss. | A | lhe ase, | FI RR] lS, feels 898, |B i 15 ' oe a H i 8 H I; (257 147 3] A 128 125 3 aT Tar cow eG eer | 1s [eel ya 2, a ee ur fe a a B } 2 Bytom SET H 7 C " fe Bt. 5 BB 1 ah sw __f 208. ms. LF fe } 288, wt | ~ iw walls 49 H kc 0 a 1 3 25 i Fy | | ose a 4 at ur Palle | se i + = | chose | AL, J 14 | Ls = 0 I. | os — I e288, ues. | 9 | eS ug. | a 28 Hl 4 | ae ine L. | ge 2% | all By wef Sy F TF | 0i88. i b 3 H 2 L| I. | . . g 28 Loe fret] Iz) 238 ale zoe FE FE oats | 5 RR | sake 7, | as F En s + FO ae ce Ce | i) by 102, | 83 Be 1 two! zo fia TH eg TET TY is uo oe 8a Ou | 223 2 lo] |[@ | amssr. 3 28 gs i 4 b | ssf. | oll fet ile | tse wz | ll Re id | aise a3 | 138 $F cea, | 1308 SF Si a Bd | ae ity | 236 ok S | a] I 3 a7 a7 x on , ae eee a = WY ay LK} om QI ge i St] an Ie | 188 fk tz | ot ls | 133 120 | 3 ee ee | s i l. abe rmete | 3 |) sear nae EI 10 |e tg ze | 4 2g {tase tlk | 27 ‘oo TST Br wr wz Te | 23 ue rns Ea Lies | 33%. fel Ip | iss tat | | 134 no | e | eg ise 38 “ ai | fe] eB. | AY] Bd ttt. eg | al we ‘bso | op 2 12a 3 ‘we |_| 5 TF Tr Be m3 a i PREPARED FOR: i | 288. mst, fe ol. | aR | a8. me. | a weet st Py yeas | PULTE HOME COMPANY, LLC {|__wos ne ae q r at. = ae ~—l rf 1900 E. GOLF ROAD, SUITE 300 | a0 | all} t a + waht | tt mete | Ile | att, ae) 9 | SCHAUMBURG, IL. 60173 {ee | LE | 250 oh, ogg | LH LT rower ' i le} | adee, | (847) 230-5400 Lie i ee ee 192 3] tse feisesf ase] al] |e asz af nize ue | Tae =a H tI | |. soe sae | fire 8] ras as 8) tae Fy fics 8 tw 8] aie | 3 Lf allSs aly 98 H wy Hl i ‘e ; an ikea | wltSe olf ele ee J i as | ll fF owe | PET Wigs i le| ee | ree . BS) ATID | ayo BRS | Y a ee ee aS | By tree | CEMCON, Ltd. a0 1 100 oe ues we | Consulting Engineers, Land Surveyors & Planners 247 | 2280 White Oak Circle, Suite 100 218 Pee ba ‘Aurora, tingis 60502~9675 P vm. | a E | 2H ss 24 Ph: 630.862.2100 Fax: 630.862.2199 f ef om, PNG OREREEeon com WenSie eSE RENE com sa vat 2s Ose no: 402078 AE NMC onEEVR ‘oe DRAWN BY: LAL FLO. BK. / PG. NO.: BK/P6. E07/6-10 rh E gai, | | 22, COMPLETION DATE: 07-21-21" 408 NO: 402.078 Is amen el 1 be emer «J XREF : TOPO. PROJECT MANAGER : CRM 20010-I3/AL REWSED PER GTY REVEW COMMENTS DATED 9/24/21 CISL REVSED Fe Dito PUN SN ee ca? SEE SHEET 3 ae en esa Copyright © 2021 Comcon, Lt All rgnts reserved ===== PDF PAGE 35 ===== [Extraction: OCR (rendered-page OCR)] Page 35 shame eae Air on on eames PMN YAO ot ru aca. /ne ek wns ST. ANDREWS ESTATES PER DOC. R2001-010384 SEE SHEET 2 SHEET 3 OF 5 | am ere eee remy 1H | 2 PRELIMINARY SUBDIVISION PLAT — R | mo 2 | 158 kisod 138 1 nares AND P.U.D. FOR a ow te B caked ie ! ss THE PRESERVE AT WEST BRANCH 219 2 a 248 of Be. fF 8. oc Fs i | Fd ss a sain so I woo 247, t SF “2 sab ROM = we oe | Bite E 3 oe, | 8 2a os 0m St vow Fl kaa = = = 24 a0 oo! as, | H k yj 7 ey se 1 ala J i - io | fg \ a a 7 7 ee. | MTR | 28% a 7, Af Pa \h a oe Ba, Ff ake 9 nas. ‘ gress 345 : Ke \ naire sa eB ORE | a hed : ws 7 & Weg, : ume. 7 Fy ey ais. Be zee To LT A\\\\E\ es +t OUTOT K WE nt rd } ue ® y 1 i) ] Tao Tar rae | Ser 1 \e. » H | H YS | ‘ » 35. i abet. | A be ft aS. | SL SE a ‘ oo > nat a H ON < 2 sas “ a Sct 7 PARK SITE SK 8 > ce a eo ods, Lae | H olf OUTLOT eee amg > unis 3 “| a a | te Te Bootes. | ! E Ta Sy 24 wove “AIH sas Bi ums. | E | 77 ine i gs Bh = at] 8] ie pee FT LI ‘ T a5 car o PE al 2 wwe E73 | fla ran aes) a x, = ROAD_G E = 86 | Los 5 oH at = E wo gy is | wae lz q | (178 3! aa =| . 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PHASE 1 42 Me OUTLOT D 934 SF. ora ws Be’ me STORMWATER — a 4 ‘ - MANAGMENT on sti sr e \ aos. | FACILITY (, & fe | ws Bae 5 a. 4 q 46 q Baim gl 7 teste Fst 5} ‘ R oft. | 4 i ‘ag ; TBE : — outtor4 encanto RON, oe CEMCON, Ltd. Consulting Engineers, Land Surveyors & Planners 2280 White Oak Circle, Suite 100 ‘Aurora, tlingis 60502-9675 PH: 630.862.2100 Fax: 630.862.2199 EsMail: intoBcemcon.com Website www.cemcon.com DISC NO: 402078 FILE NAME: PREOVR DRAWN BY: LAL FLD. BK. / PG. NO.: BK/P6. £07/6-10 PREPARED FOR: PULTE HOME COMPANY, LLC 1900 E. GOLF ROAD, SUITE 300 COMPLETION DATE: 07-21-21 JOB NO.: 402.078 SCHAUMBURG, IL. 60173 BEF TOPO aay 9 ROT MOOT OL, (847) 230-5400 BOEOCIG/LAL Reve PER Uno Puan seed Pen Coa” mo Copyright © 2021 Comcon, Ltt All rgnts reserved ===== PDF PAGE 36 ===== [Extraction: OCR (rendered-page OCR)] Page 36 | SHEET 4 OF 5 a PRELIMINARY SUBDIVISION PLAT AND P.U.D. FOR ORE THE PRESERVE AT WEST BRANCH or no cor wo | sa F1] ames fio wo. | o0. | aces q 7 = [ae poms | ae Pa Fy STORMWATER i R | same | oa | ize | fe | av & MANAGMENT 5 fe [ose | oo | ies | fam | On Ei i ® |i [est | tet | ta | an FACILITY 5 wo | 7360 | 018 | 155 | 728 | ove AN i S| dae | ow | 18 | toe | ow 5 & | ie [oi | iS | ram | of H 5S | fae | ow | is | ra | ov H | fae | ow | iS [aaa | om 4 bo S | tan | oie | to | aie | ov q d " & | ise | ow | te | ex | om Ee o 8 t © | fast | ow | tee | San | oe % S | ism | ow | tes | gan | oe . 3 Bi [se |e |e | a N % So force | ose | tes | oan | ote % [tae | oi | ie | ran | ole . & ita | 03 | te | ran | ove 7 so ‘ S inns | ox | tes | tae | ov Fy Bor % St [itm | 038 | tee | oa | ove EH % S [ita | 03 | to |raae | ox o oo a [ita | 0 | im | "Sar | oae Fa & lice | 033 | te | om | ove FA fe [ise | om | 1 | tan | oe g |inse | oa | te | ga | on x, g fto [tose [ot | tm | te | on Br 8 tor [tose | oot | ie froze | ae a tt [toss | aoe | |S | a8 E ae a 1 [tose Jaa | tm | ans | oz B te [ose O20 | ts [ager | tas Fa i | tase | ads | to [Sam | 0 2 ook x tee [Sa | ast | tm freee | ome Be ae a ter | ‘Sosy | aa | ime [ten | oz 3 tee | a3 | ase | es [see | 0% ae r ve | dare fase | te | tex | 02 s *0 tre | ise | ae | 0% 8 in tg | te | asx | azo | der | faze [ave 3 3 i aie | ier | ese | 30 | Zea | Gaze [aie Bg 2 1 ls | tee | ae | om | 3s | £2 Jor eo 3 ie tis | is | exe | a3 | dee | S322 [aie ra is age | i | aio | ow | aes | Baz [ae & te ode | is | tise | tis | dee ator [ue a " air | ie | aes | on | 8 HH tie | iss | aie | oie & HH tie | ise | aa | ove é te tie | is | fas | ove { & vi ay | ie | fa | ov 6 @ tie | ist | fa | ov & iB or | i | fa | oe 8 i ia | i | fre | om £ is ir | io | fs | oie g ie om | ie | fn | om - 2 i aa | ime | fa | oe H a ois | das | der | oie OUROT Ey Ft mize | ou | | fae | be sas Ea to air | is | eu | 0% 2 & oh | is ve | ioe |iges | a3 2 § Sie |e ir |r |B | oe | = & om | ne | oe | ai | a0 3 om | a tie | ios frvioe | 038 @ oe | 8 is | ie [ian | 0% a aie | i arn | an [idee | ast sssess & ae | ie oe | | zoo | ta fesseas 8 ate | te oe | 2s |i | O38 & ate | ie ir |e | oo | tae & ae | to tie | 28 |itom | 0% | amor a & a | te ars | Ze [oo | oz [amore § oe | ie ie | ar [io | oz [amore & oe | 1S arr | ze [io | oz |amers = hss 8 oh | ie tie | Ze [io | 02 |omere FA on | 18 rr | Zo [oo | 028 | amor n ae | 18 ie | 2 [ideo | 02 | amore 2 oe | ie arr | Ze [io | 028 amore Ha ae | te an | 2s [ioe | 038 | Snort Ba ea ed ed Hy tis | 1 ait | 2s [ris | 03 | Sinork q ame | se __ stormwater ' [MANAGMENT z| leit ge] FACILITY d gaits q j Bs ocean! 5 HB taco-—F ti PaxM i = = = za = = = Ta = = = = = Zs = = H ——— ——— ci ROAD “1 3 i SE t y— — Saas saat — Ec : a lL i ss 5, saa atbaneo ron: oe a = | ¢ PULTE HOME COMPANY, LLC q \\ 45 = = ss:e201900 E. GOLF ROAD, SUITE 300 q . 3] | 46 47 48 a 92 93 94 95 96 7 98 99 100 101 102 103 104 105 108 107 108 SCHAUMBURG, IL 60173 2 (847) 230-5400 | " MEADOWNPOD SUBDIMSION UNIT 1 z i DOWNDOD SUBDIMSION UN MEADOWWOOD SUBDIVISION UNIT 2 Fl PER DOC. RIG03-06686 a PREPARED BY: 4 CEMCON, Ltd. L [TF consuting Eninees, tors Suveyors & Pomers F Ai) 2280 nite Cok Ceci, Suite. 100 F| huroro, 60502-9675 Pa. 630.802.2100 Fax, 690.962.2199 Fi PEudE MoBcemeoncom — Websket www cemeon.com q o OSC NO. 402078 FILE NAME: PREOVR 4 md 1 DRAWN BY: LAL FLD. BK. / PG. NO.: BK,/PC. E07/6~10 | COMPLETION DATE: 07-21-21 JOB NO. 402.078, i XREF : TOPO PROJECT MANAGER : CRW H 2oz- 10-197. REWSED oem Gr EW COMETS OATED 9/24/21 F BEES-ECWGAML REVSED PER Galle AED Pen CLT 3 Prenat ceoyiont © 2221 concen its Al ght ese ===== PDF PAGE 37 ===== [Extraction: OCR (rendered-page OCR)] Page 37 shame eae Ws non eames PMMA oP HEA. EE ene OWNER’S CERTIFICATE. STATE OF ILLINOIS) Ss. COUNTY OF COOK ) THIS IS TO CERTIFY THAT PULTE HOME COMPANY, LLC, A MICHIGAN LIMITED LIABILITY COMPANY, IS THE OWNER OF THE PROPERTY DESCRIGED ABOVE AND_AS SUCH OWNER, HAS CAUSED THE SAME TO BE PLATTED AS SHOWN HEREON, FOR THE USES AND PURPOSES THEREIN SET FORTH, AND AS ALLOWED AND PROVIDED BY STATUTES, AND SAID OWNER, DOES HEREBY ACKNOWLEDGE AND ADOPT THE SAME UNDER THE STYLE AND. TITLE. ‘AFORESAD. DATED THIS ____ DAY OF ____. AD., 2022 PULTE HOME COMPANY LLC, A owner: MICHIGAN LIMITED. LIABILITY ‘COMPANY 1900 E, SCHAUMBURG ROAD ATTEST:_. SUITE 300. SCHAUMBURG, IL 60173 me: NOTARY’S CERTIFICATE. STATE OF ILLINOIS ) SS COUNTY OF COOK ) ——_____ tary pupuic iN AND oR SAD COUNTY THE STATE AFORESAD, 00 NERCSY CERT THAT: ang PERSONALLY KNOWN TO ME TO BE TO ME 10 BE THE SAME PERSONS WHOSE NAMES ARE SUBSCRIBED TO THE AFORESAID INSTRUMENT, APPEARED BEFORE ME THIS DAY IN PERSON AND SEVERALLY ACKNOWLEDGED THAT THEY SIGNED AND DELIVERED THE ANNEXED PLAT. DAY OF GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS 2022. NOTARY PUBUC SURVEYORS CERTIFICATE ‘STATE OF ILUNOIS) ‘COUNTY OF DUPAGE) THIS IS TO CERTIFY THAT |, JEFFREY R. PANKOW, AN ILLINOIS REGISTERED LAND SURVEYOR, HAVE SURVEYED THE FOLLOWING DESCRIBED PROPERTY: PARCEL THAT PART OF THE WEST HALF OF SECTION 22. TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRO PRINCIPAL MERIDIAN DESCRIBED BY GOMMENCNG AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 22: THENCE SOUTH 89 OEGREES 39 MINUTES 12 ‘SECONDS MEST, 1071.54 FEET ALONG THE SOUTH LINE OF SAID QUARTER SECTION. TO THE POINT OF BEGINNING: THENCE NORTH 69 DEGREES 30 MINUTES 12 SECONDS WEST, 1861.05 FEET ALONG SAID SOUTH LINE’ TO THE SOUTHWEST CORNER OF SAID QUARTER SECTION: TWENGE NORTHERLY ALONG THE WEST LINE OF SAID QUARTER SECTION AS MONUMENTED BY THE EAST LINE OF ST. ANOREWS ESTATES, St. ANDREWS HILLS AND THE SOUTHERLY EXTENSION OF SAD EAST LINE TO THE CENTERLINE OF SMITH ROAD: THENCE NORTH 74 DEGREES 43 MINUTES ‘56. SECONDS EAST, 940.22 FEET ALONG SAD CENTERLNE TO AN ANGLE POINT THEREIN: THENCE NORTH 85 DEGREES 12 MINUTES 50 SECONDS EAST, 547.26 FEET ALONG SAID CENTERLINE TO AN ANGLE PONT THEREIN: THENCE NORTH 83 DEGREES 32 MINUTES 09 ‘SECONDS EAST, 113.87 FEET ALONG SAD CENTERLNE: THENCE SOUTH O1 DEGREE 27 MINUTES 00 SECONDS WEST, 2680.84 FEET PARALLEL WITH THE EAST UNE OF THE VEST HALF OF SAID SECTION 22 TO THE PONT OF BEGNNNG, EXCEPTING’ THEREFROM THAT PART PLATIED AS ST, ANOREWS ASSESSMENT PLAT RECORDED AS DOCUMENT R1992-011782, IN OUPAGE COUNTY ILLINOIS. PARCEL 2. THAT PART OF THE WEST HALF OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED BY COMMENCING AT THE CENTER OF SAID SECTION; THENCE SOUTH O1 DEGREE 27 MINUTES 00 SECONDS WEST, 1545.98 FEET ALONG THE EAST LINE OF ST. ANDREWS TRACE SUBDIMSION_ AND ALONG THE EAST LNE OF THE SOUTHWEST QUARTER OF SAID SECTION TO THE PONT (OF BEGINNING AT THE SOUTHEAST CORNER OF SAID SUBDISION: THENCE SOUTH Oi DEGREE. 27 MINUTES O0 SECONDS WEST. 1322.70 FEET ALONG SAID EAST UNE TO THE SOUTHEAST CORNER OF SAID QUARTER SECTION; THENCE NORTH 69 DEGREES 39 MINUTES 12 ‘SECONDS 'MEST, 1071.54 FEET ALONG THE SOUTH LINE OF SAID QUARTER SECTION: THENCE NORTH OI DEGREE 27 MINUTES 00 SECONDS EAST, 2680.81 FEET PARALLEL WH THE EAST LINE OF THE WEST HALF OF SAD SECTION TO THE CENTERLINE OF SMITH ROAD; THENCE NORTH 83 DEGREES 33 WINUTES 09 SECONDS EAST, 137.60 FEET ALONG SAD CENTERLINE TO THE WEST LINE OF ST. ANOREWS TRACE ‘SUBDIVSION, RECORDED AS DOCUMENT RI985-10SS825; THENCE SOUTH O} DEGREE 27 MINUTES OO SECONDS WEST, 1356.30 FEET ALONG ‘SAID NEST LINE PARALLEL WITH THE EAST LINE OF SAID WEST HALF TO THE SOUTHWEST CORNER OF SAID SUBDIVISION; THENCE SOUTH 88 DEGREES 52 MINUTES 30 SECONDS EAST, 935.05 FEET ALONG THE SOUTH LINE OF SAID SUBDIVISION TO. THE PONT OF BEGNNING EXCEPTING THEREFROM THAT PART THEREOF LYING NORTH OF THE SOUTH 100 FEET AND EAST OF THE EAST 366.10 FECT OF SAID PARCEL (AS MEASURED AT RIGHT ANGLES TO THE EAST AND SOUTH UNE, RESPECTIVELY, OF SAID PARCEL) IN OUPAGE COUNTY, ILLINOIS. PARCEL 3. THE SOUT 100 FEET OF THAT PART OF THE EAST HALF OF SECTION 22. TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRD PRINCIPAL MERDIAN DESCRIBED BY COMMENCING AT THE SOUTHWEST. CORNER OF SAID EAST HALF: THENCE NORTH OF OEGREE 24 MINUTES 47 ‘SECONDS EAST, 2668.55 FEET ALONG THE WEST LINE OF SAID EAST HALF TO THE SOUTHWEST CORNER OF BANIGAR'S WAYNE CENTER UNIT NO. 3 RECORDED. AS DOCUMENT R1967~012398; THENCE NORTH 80 DEGREES 03 MINUTES 40 SECONDS EAST, 1315.41 FEET ALONG THE ‘SOUTH LINE OF SAID SUBDIVISION TO” AN ANGLE PONT IN SAID SOUTH LINE: THENCE NORTH 64 DEGREES 33 MNUTES 35° SECONDS EAST, ‘345.52 FEET ALONG SAID SOUTH LINE’ TO THE CENTER LINE OF KLIEN ROAD: THENCE SOUTH 01 DEGREE 39 MINUTES 37 SECONDS WEST, 2058.79: FEET ALONG SAD CENTERLINE TO THE SOUTH LINE OF SAID SECTION: THENCE NORTH 89 DEGREES OS MINUTES 14 SECONDS WEST, 1602.85 FEET ALONG SAID SOUTH LINE TO THE POINT OF GEGNNING, EXCEPT THAT PART PLATTED AS PEPPER HILL RECORDED AS DOCUMENT ®I986~144453 AND WAYNE. TOWNSHIP HIGHWAY GARAGE. ASSESSMENT PLAT RECORDED AS OOCUMENT R1992~011588, IN DUPAGE COUNTY, ILLINOIS: (THE EXCEPTION TO PARCEL 2 AND THE REMAINDER TO PARCEL 3 ALSO GENERALLY KNOWN AS AND’ DESCRIBED [AS FOLLOWS, COLLECTIVELY, PURSUANT TO A CONVEYANCE OF A PARCEL OF LAND TO THE FOREST PRESERVE DISTRICT OF DUPAGE COUNTY: THAT PART OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9 EAST OF THE THIRD PRINGIPAL MERDIAN DESCRIBED BY COMMENCING [AT THE SOUTH QUARTER CORNER OF SAID SECTION 22; THENCE NORTH 00 DEGREE 24 MINUTES 18 SECONDS EAST, 100.00 FEET ALONG. Se’ WEST LINE OF THE SOUTHEAST QUARTER OF SAID SECTION TO. THE PONT OF BEGNNING, TMENCE SOUTH B9 DEGREES 18 MNUTES 27 ‘SECONDS WEST, 366.17 FEET PARALLEL WITH THE SOUTH LINE OFTHE SOUTHWEST. QUARTER OF SAID SECTION; THENCE NORTH 00 DEGREE 24 MINUTES 18) SECONDS EAST, 1220.09 FEET PARALLEL WITH THE EAST LINE OF SAID SOUTHWEST QUARTER TO THE SOUTH UNE OF ST. ANGREWS. TRACE” SUBDIVISION RECORDED AS DOCUMENT RI98S—TOSSS2; THENCE SOUTH 29 DEGREES 5 MINUTES 07 SECONDS EAST, ‘366,10 FEET ALONG SAID’ SOUTH LINE TO. THE SOUTHEAST. CORNER OF SAID SUBDIVISION; THENCE NORTH 00 DEGREE 24 MINUTES 18 [SECONDS EAST, 1345.78 FEET ALONG THE EAST LINE OF SAID SUBDIVISION ANO ALONG THE’ EAST LINE OF SAID SOUTHWEST QUARTER TO THE SOUTHWEST CORNER OF BRAINIGARS WAYNE CENTER UNIT NO.S SUBDIVISION RECORDED AS DOCUMENT R1967—-012300; THENCE EASTERLY, 1515-41 FEET ALONG THE SOUTH UNE OF SAID. SUBDIVSION TO AN ANGLE PONT THEREIN: THENCE EASTERLY, 345.52 FEET ALONG SAID SOUTH LINE TO THE CENTERLINE KLEN ROAD: THENCE SOUTHERLY, 2855.79 FEET ALONG SAID CENTERLINE TO ITS INTERSECTION’ WITH ALINE THAT IS. 100 FEET NORTHERLY OF ANO PARALLEL WTH THE SOUTH LINE OF ‘SAID SECTION: THENCE SOUTH 89 DEGREES 52 MINUTES 15 SECONDS WEST, 1603.74 FEET ALONG SAID PARALLEL LINE TO THE PONT OF BEGNNING EXCEPT THAT PART PLATIED AS PEPPER HLL RECORDED AS DOCUMENT RIGB6~144433 AND WAYNE TOWNSHIP HIGHWAY GARAGE ASSESSMENT PLAT RECORDED ‘AS DOCUMENT R1982-011388, IN DUPAGE COUNTY, ILLINOIS.) AS SHOWN BY THE ATTACHED PLAT, WHICH IS A. CORRECT REPRESENTATION OF SAID SURVEY AND PROPOSED SUBDIVISION. ALL DISTANCES ARE’ SHOWN IN. FEET ANO DECIMAL PARTS THEREOF. | CERTIFY THAT ALL REGULATIONS ENACTED BY THE COUNTY BOARD RELATIVE. TO A PRELIMINARY PLAT OF SUBDIVISION HAS BEEN COMPLIED WITH IN THE PREPARATION OF THIS PLAT AND THAT SAID PLAT {5 WIMIN THE CORPORATE LIMITS OF THE CITY WEST CHICAGO. "1 FURTHER CERTIFY THAT BASED ON REVEW OF FEDERAL EMERGENCY MANAGEMENT AGENCY (F.EM.A.) FLOOD INSURANCE RATE MAP PANEL NO. 17043COOS7J WTH AN EFFECTIVE DATE OF AUGUST 1, 2019, 1T 'S-OUR OPINION THAT THE PROPERTY DESCRIBED HEREON FALLS WITHIN. ZONE X AS DESIGNATED. AND DEFINED BY FEMA. NOTE: THIS DOES NOT GUARANTEE THAT THE SUBJECT PROPERTY WLL OR WILL NOT FLOOD, (GIVEN UNDER MY HAND AND SEAL AT AURORA, ILUNOIS Ts ____ DAY oF A. 2022. “SEFFREY RL PARKOW ILUNOIS. PROFESSIONAL LAND SURVEYOR NO. 3483 MY REGISTRATION EXPIRES ON NOVEMBER’ 30, AD., 2022. PROFESSONAL DESIGN FRM LICENSE NO. 184~002037 EXPIRES ON APRIL 30, 2025 CITY COUNCIL CERTIFICATE ‘STATE OF ILLINOIS) ss. ‘COUNTY OF DUPAGE) APPROVED BY THE CITY COUNCIL OF THE CITY OF WEST CHICAGO, DUPAGE COUNTY, LUNOS, DATED AT CITY OF WEST CHICAGO, ILLINOIS, THIS —_ AD, 20_. DAY OF By: — GAY CLERK PLAN COMMISSION CERTIFICATE STATE OF ILLINOIS) ss COUNTY OF DUPAGE 1 1, —__, as chiainwan oF THe PLANNING comission OF THE CITY OF WEST CHICAGO, ILLINOIS, DO HEREBY CERTIFY THAT THIS DOCUMENT HAS BEEN APPROVED BY SAID PLANNING COMMISSION THIS Day oF AD, 20 PLANNING COMMISSION, CITY OF WEST CHICAGO CHATRMAN CITY ENGINEER'S CERTIFICATE STATE OF ILLINOIS! ss COUNTY OF DUPAGE) ___. as city ENGINEER OF THE CITY OF WEST CHICAGO, ILCINOTS, 00 HEREBY CERTIFY THAT THIS DOCUMENT 15 APPROVED UNDER My" OFFICES THIS Day oF, a.0., 2022 CITY ENGINEER DUPAGE COUNTY CLERK'S CERTIFICATE ‘STATE OF ILLINO'S) ‘COUNTY OF DUPAGE) — COUNTY CLERK. OF DUPAGE COUNTY, ILLINOIS, DO HEREBY CERTIFY THAT THERE ARE NO DELINQUENT GENERAL TAXES, 'NO UNPAID FORFEITED TAXES, AND NO REDEEMABLE TAX SALES AGAINST ANY OF THE LAND INCLUDED IN THE’ ANNEXED PLAT. | FURTHER CERTIFY THAT | HAVE RECEIVED ALL STATUTORY FEES IN CONNECTION WITHTHE ANNEXED PLAT. GIVEN UNDER MY HAND AND SEAL OF THE COUNTY CLERK AT WHEATON, ILLINOIS, THis ____ pay oF 20 SURFACE WATER STATEMENT STATE OF ILLINOIS) ss COUNTY OF OU PAGE) TO_THE GEST OF OUR KNOWLEDGE AND GELIEF THE DRAINAGE OF SURFACE WATERS WILL NOT BE CHANGED BY THE FUTURE CONSTRUCTION OF THE PROPOSED FUTURE SUBDIVISION OR ANY PART THEREOF, OR, THAT IF SUCH SURFACE WATER DRAINAGE WILL BE CHANGED, REASONABLE PROVISION HAS BEEN MADE FOR COLLECTION AND DIVERSION OF SUCH SURFACE WATERS INTO PUBLIC AREAS, OR DRAINS WHICH THE FUTURE SUBDIVIDER HAS A RIGHT TO USE, AND THAT SUCH SURFACE WATERS WILL BE PLANNED FOR IN ACCORDANCE WITH GENERALLY ACCEPTED ENGINEERING PRACTICES SOAS TO REDUCE THE LIKELIHOOD OF ‘DAMAGE TO THE ADJOINING PROPERTY BECAUSE OF THE FUTURE CONSTRUCTION OF THE SUBDIVISION. DATED THIS pay oF —_ wt, 20 ENGINEER ‘OWNER OR ATTORNEY MY LICENSE EXPIRES ON FEBRUARY 26TH, 2022 DUPAGE COUNTY RECORDER'S CERTIFICATE STATE OF ILLINOIS) ss COUNTY OF DU PAGE! THIS _INSTRUVENT was FILED FOR RECORD IN THE RECORDER'S OFFICE OF DUPAGE COUNTY, ILLINOIS, ON THE DAY OF A.D.. 20, aT ‘O-GLOck __“W, AND WAS RECORDED IN BOOK OF PLATS ON PAGE RECORDER OF DEEDS SHEET 5 OF 5 PRELIMINARY SUBDIVISION PLAT AND P.U.D. FOR THE PRESERVE AT WEST BRANCH PREPARED FOR PULTE HOME COMPANY, LLC 1900 E. GOLF ROAD, SUITE 300 SCHAUMBURG, IL 60173 (847) 230-5400 PREPARED_BY: CEMCON, Ltd. Consulting Engineers, Land Surveyors & Planners 2280 White Oak Circle, Suite 100 ‘Aurora, Winois 60502-9675, PH 630.862.2100 Fax: 630.862.2199 ErMail: intoScemcon.com Website www.cemeon.com DISC NO: 402078 FILE NAME: PREOVR DRAWN BY: LAL FLD. BK. / PG. NO.: BK,/P6. £07/6-10 COMPLETION DATE: 07-21-21 | JOB NO: 402.078 XREF : TOPO PROJECT MANAGER : CRM 10-IS/AL REVSED PER OY FEVEM COMMENTS ONTED 9/24/21 2022-01-14/CAL REVSED PER LANO'PLAN REUSED PER CLENT PREPLAT Copyright © 2021 Comcon, Les All rots reserved ===== PDF PAGE 38 ===== [Extraction: OCR (rendered-page OCR)] Page 38 SHEET 1 OF 5 PRELIMINARY ENGINEERING PLAN FOR S58 EGAL DESCRIPTION 308 BEING A PART OF THE WEST 1/2 OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 9, ug? EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DUPAGE COUNTY. ILLINOIS £35 \ 525 SuvTHE SETTEMENT PHASE 1 288 Tek Boe ner Stas OUPAGE COUNTY R-2 SNGLE PAM - N PROJECT, sot 0 LOCATION M oeote E Seat ‘s_Une oF mie sw. 1/4 ee Seeman panes qunoT 8 Ikenoodl STORMWATER 200,100 _9 200 oes MANAGaENT ——_— tne SCE T= 200 SIE DATA a. tora. ane vi,90 ac; 100,00% LOCATION MAP 8! Ex1st We zonine 3 sineué FaMily ee ee oe f{ €: proroseo zonine a3 PUD SCALE: T=2000 8. extemal A-0.W H ‘Gainer ROAD" 40° DEDICATION 60 Ace 1a REIN moAD © 40° DEDICATION 0168 asso. =—T 207 1 bs fs awTemna 0. : 2893 et 28. NOTES z F! StormmafeRWeTiAND PRESERVATION/COMMON AREA iitkes 3 2D LS (eee ] [9 [ee F Pi27 Tie | [toe Jos Bhs. oR eye! AS OMENSONS SHOW: ALONG CURVED LNES ARE ARE OSTINEES By 233 | | 180 [147 128 7125 107 _|ios 1 [Re ase. Mh. RESIOENT HAL UNITS: ALL RIGHT-OF-WAYS ARE. TO BE PUBLIC DEDICATION. 34 o 1 RE F865 | 225 |, 256 | | 151 | 146 129 Fiza 108 olLv ye 53 weaoows (98° x 132° LOTS) ry ALL STREETS, UTLTY PIPES AND MANS SHALL BE PUBLICLY OWNED 3°35 Tan 18 234 [255 152 | 145 730" 9123 103 =fon . BF By smininany tor size aoe0 6. ‘AND MAINTAINED. bs os Pose] bss Tree < abe ]° L198 2|| 18 7 os ys venace Lor size asses STORMWATER STORAGE VOLUMES TO BE PROVIDED AND THE OESIN gE ° ° tio }102 |S Be 85 fakin Cor S126 (8:00 SF Or STORMWATER NANACENENT FAGLITES SHALL BE. IN Be 8 we 236 | 255 | 8 [154 [143 | 8 | t52efrar |8 19 5 38-2 FRONT vano seTaack ao Fr AeSumeuenise OTT OF NEST CHEACO NO OVPASE county & © Mss fraa]©la33 Piao] L1t_|ior = omen Si0c Yano SETBACK 30 Fr 3] 222 252 20 & ihrem ton ‘stbe. ano seoack 10% oF Lor wate ALL WATERMAIN ANO SANTARY SEWER TO BE 8° OIAMETER gy 237 |) se Pai 134 I 119 112 To & COMER LOT INTERIOR SIDE YARD SETBACK Teer Creede Sse NS [8 *[=] [as 7 pao] Fass tie] 3 a Fem Tan OAS so A, sANTARY SERWCE CONNECTS TO SAUTARY SEER Mane 250 tee estates (78° x 130° tors ° MUST HAVE AN OVERHEAD SEWER SYSTEM WITHIN THE BUILONG wi 220 239 [249 | | 818/318] |S ]sirle 22 . . vinina Lor 8126 9.750 6. [AU BASTING ONSITE BULONGS TO BE REMOVED AND DISPOSED. zI FIFIFIE | Pe Pere} [ins venace Lor size bor §F 3 248 9%8 rags, tot 37 Wy BUSTING WELL AND SEPTIC FIELDS SHALL BE ABANDONED 219 20 sono 23 sist . MAKIMUM LOT 512E 7221 8. ‘ASEOROING To COUNTY HEALIN DEPARTMENT. > ~ Ta 242 iitemion S108. Yano ‘setoack 10% oF Lor WioTH z\t | 245 | oumiot ¢ 28 x conn Lor WteRlOn SIDE YARD SE Teer PHASE UNES MOICATE HOW UNITS WLL BE PLATIED. UTLITES i : +s NAY NEED TO\BE CONSTRUCYED THROUGH PHASE. 2 TO SERVE By - 0 g Lawoines (98° x 145" LOTS) 22 <5 g g at & I 218 176 | 175 iniian Lor size 2,978 8.6 * venace tor $122 arse SF ay |o|- [ae] fab anaes tor Sie Ue EF 83 3 173 FRONT vano seTeack 30 FT 283 /-/ | as |@] 178 Faap ‘ g omen Soe sano Seraack Pes 38 3 ° BB 5 tat eC as Sera 10x OF Lor ee ag 8 g + 2 x corn Lor “hterlon SIDE YARD SETaRCK Baas hae zi2_\e\ 179 A071 gs ge ean YARD seTeACK 30 Fr PROF! IAL ENGI TIFICATION Q a fs0/’™ en Beed ora, wuts ves STATE OF RUNG) je. Acbeee 5 BRB aft 20 /, wfee SB88g2 it tor area “orien ness 81% COUNTY OF OU PAGE) ‘S/e sfe8 SeZoy5 |, CHRISTOPHER . MORGART, A LICENSED PROFESSIONAL ENGINEER LEGEND &/s « Bk | 2252 Gr ILUNOIS, HEREBY CERTIY THAT THIS. TECHNICAL SUBMISSION LEGEND ‘S/ @ z3| (28 excgene ———— Was PRES ARED ‘ON BEHALF OF PULTE. ROME COMBANY, thE, BY exiert 108 Rae § alalslolo]o ounot "25, Roce CENCON, LTD. UNDER MY PERSONAL DIRECTION. "THIS TECHNICAL eS BES /2 (8/8/1212 ‘STORMWATER € LUNSUBDIVIDED ‘SUBMISSION IS INTENDED TO BE USED AS AN INTEGRAL PART OF aANWoLE ESS /8) 8/212 SOMA i |g pan pina 400-015, AND_IN CONJUNCTION WITH THE PROECT SPEGFICATIONS. AND {ANHOLE PRIVATE pen H ‘omits OuPAGE CO. CONTRACT DOCUMENTS. CATCH BABIN Phas Tikes RCN ounor H / i OATED THIS n= OAY OF nnn AD, 2022 iMLeT emivare WEST cHtcaco R-3 i oletowt B07 Sowauet Vs) aS | * WaNacuent ‘© Pot e 5 Store tmuar sox Ss Begin Sort > four . —_ weap wisieavoco | Meer a \\s & tower w ounor € ( eoses. | BAN, 01-22-1026 44 _N Fenwog recerd of woes {CUNO UCENSED PROFESSIONAL ENGINEER NO, 062-055768 3 arorion Cmick st ANoRE Ws 4 mn 366. Wy LICENSE EXBIRES ON FEBRUARY 28, 2022 3 : wa ‘| 48 x ROAD H z PROFESSIONAL DESIGN FIRM LICENSE NUMBER 184~002937 2 = . — EXPRES APRIL 30, 2023 | — 1402 : LBS @ 1s “YS 132 Be] Ns | ig Pary BS = wave, THERNGPLASTC - He an al “84 LANE UNE, 2° DASH, 6 SKIP ate td 7 zm ly H to, i2| i = intone Pe et és vyraso8o |B PRNATE hr a re ce 3 - ae oof RES PREPARED FOR: ny PULTE HOME COMPANY, LLC : 4 1900 E. GOLF ROAD, SUITE 300 i / SCHAUMBURG, IL 60173 or | se ee (847) 230-5400 , PREPARED_BY: EL Os. CEMCON, Ltd. om se 2260 ‘ite Ook crcle suite 100 = af arora, linois 60502-9675, i} BH: 630.862.2100 FAX: 630.862.2199 ; = z Poti taScencon.com Website: war centeon.com Ps \ IE b1sc No: 402078 FLE NAME: PREOVR \ . 1 y DRAWN BY: LAL FLD. BK. / PG. NO.: 8K/P6. E07/6-10 re | | AW + COMPLETION DATE: 07=21~21 JOB NO.: 402.078 ROE A 1 XREF : TOPO PROJECT MANAGER : “CRM [CONNECT ExXSTING BCI ARR BE SUL cUFy comers owen oan BBRECUIAAZTAL REED PeR AND PUAN’ REcED PER CLENT PREENG Copyright © 2021 Comcon, Ltt All ronts reserved ===== PDF PAGE 40 ===== [Extraction: OCR (rendered-page OCR)] Page 40 SHEET 3 OF 5 PRELIMINARY ENGINEERING PLAN FOR THE PRESERVE AT WEST BRANCH I apeBi0 Worsoed SAeAYOUT AND. ANAL DESIQN SUBECT:TO. APPROVAL BY. THE PARK DISTRICT). = ng 8 £5 B? v8 £8 ae 2 B56 y 28 { 78" PENTAIR Retin a) ») PENTAIR NOTE: SEE SEPARATE PRELIMINARY LIFT STATION SPECIFICATIONS FOR MORE DETAIL PREPARED FC PULTE HOME COMPANY, LLC 1900 E. GOLF ROAD, SUITE 300 SCHAUMBURG, IL 60173 (847) 230-5400 PREPARED BY: CEMCON, Ltd. Consulting Engineers, Lond Surveyors & Planners 2280 White Ook Circle, Suite 100 ‘Aurora, linois 60502-9675 PH: 650.862.2100 Fax: 630.862.2199 ESMail: infocemcon.com Website” www.cemcon.com DISC NO.: 402078 FILE NAME: _PREOVR. ORAWN BY: LAL FLD. BK. / PG. NO.: BK/P6. £07/6-10 COMPLETION DATE: 07-21-21 JOB NO: 402.078 XREF : TOPO PROJECT MANAGER : CRM PREENG Conyight © 2021 Comeon, Us All rts reserves ===== PDF PAGE 43 ===== [Extraction: OCR (rendered-page OCR)] Page 43 varaled suet Naturalized SWM Basin (Senet our Naturalized SWM Basin cota Preliminary Plant Material Legend Parkway Trees, 2.5" Caliper See Sheet 105, Shade Trees, 2.5" - 3" Caliper ‘tum Blaze Maple ‘Swamp White Oak State Sveet Maple CCheagoland Hacksery Shawnee Brave Baldoypress _Kenteky Cofestioe Redmond Linden Exclamation London Plante Accolade En Bur Oak Skyline Locust Teumpn Ein River Birch Trees, 8'- 12’ mis Ornamental Trees, 6'- 8! m/s lckhaw Virnom Prine Fire Crab Apple Savicebory Ivory Sle Tree Lac Rect: ‘Thomless Cockepur Hawthorne Sargent Crab ‘Common vitennazel Evergreen Trees, 6'- 8' tall Norway Spruce Faiview Juniper Wintergreen Arborvine sean Arorvitae lack lls Spruce CCangert Juniper Evergreen Shrubs, 18° - 24” wide Hughes Junie ‘Gden Sargent Juniper Klay Compact Juniper Deciduous Shrubs, 18" - 36" tall American ibe (ale Sumac Bleck Chokebory Nese Kim Lise Panicle Hyeranges ‘Sprab Rose Var Annabelle Hydrangea Elderberry Perennials, Orn'l Grasses & Groundcovers, {gal Feather Reed Grass aii sp ral Dopsesd ‘Be Wender Catmint Sutengrass Black Eye Susan Laut Russian Sope ‘it Moor Grass Alo. Sedum sp. fro 3 NOTES + See Sheet L.103 for Park Enlargement Plan ‘See Sheet L104 for Plant Material Legend ‘See Sheet L.105 for Parkway Trees & Turf Establishment Plan ‘See Sheet L.106 for Monument Sign Details ‘See Sheet TS. 101 - 103 for Existing Tree Removal & Preservation ! 1 Naturatized P| ae TO KLEIN ROAD => SIGNATURE DESIGN GROUP, Land Planning Landscape Architecture Environmental Site Design Propet: The Preserve at West Branch Smith Road West Chicago, Illinois shoot description: Overall Preliminary Landscape Plan Aa ulte HOMES ‘scale: 1" = 125°0" Axjrseanze Per chy Reson Conners revisions: AV io 22071) SES original issue date: 21 July 2021 aravnby checked by PORANO Oo sheet no.: L.100 ===== PDF PAGE 44 ===== [Extraction: OCR (rendered-page OCR)] CORNER LOTS SETBACK EXHIBIT THE PRESERVE AT WEST BRANCH CORNER LOT WEST CHICAGO, IL N Page 44 30’ BUILDING REAR YARD SETBACK 30’ BUILDING 10% OF LOT WIDTH WITH A MAX CORNER SIDE | ag OF 7.5’ YARD SETBACK INTERIOR SIDE YARD SETBACK 30’ BUILDING FRONT YARD SETBACK PREPARED FOR: PULTE HOME COMPANY, LLC 1900 E. GOLF ROAD, SUITE 300 SCHAUMBURG, IL 60173 (847) 230-5400 PREPARED iy CEMCON, Ltd. oy pe 0150 WO: 40R07B PLE WME: LOT COMERIOE AULYEIS-GETIACK DOSET ORee oe PRP ALD BK. / PO. NO: EK YPC COMPLETION DATE: 11-14-22 | JOB WO: 402078 YF PRORCT MANACER : CRM Copyright © 2022 Cemcon, Ltd. All rights reserved. ===== PDF PAGE 45 ===== [Extraction: OCR (rendered-page OCR)] Page 45 10% OF LOT WIDTH (7.9") BUILDING BASE MODEL | 78,82 30° BUILDING REAR YARD SETBACK 10% OF LOT WIDTH (7.9") BUILDING SIDE YARD SETBACK WRONT YARD SETBACK L) LOT AREA = 10,248 SF. * LOT COVERAGE = 2,939 S.F. OR 29.25% (INCLUDES ADDITIONAL 140 S.F. FOR FUTURE HOME OWNERS) SIDE YARD SETBACK ESTATES SERIES WEST CHICAGO, IL 10% OF LOT WIDTH (7.9") BUILDING LOT COVERAGE EXHIBIT THE PRESERVE AT WEST BRANCH FULL OPTIONS \ 78.82 30’ BUILDING REAR YARD SETBACK ‘ SCALE: 1° = 40° 10% OF LOT WIDTH (7.9) BUILDING SIDE YARD SETBACK 30° BUILDING FRONT YARD SETBACK LOT AREA = 10,248 S.F. * LOT COVERAGE = 4,089 S.F. OR 39.90% (INCLUDES ADDITIONAL 140 S.F. FOR FUTURE HOME OWNERS) ABSORPTION. LOT COVERAGE DEFINITION: THE PORTION OF A LOT THAT IS OCCUPIED BY DRIVEWAYS, BUILDINGS AND STRUCTURE, INCLUDING ACCESSORY BUILDINGS OR STRUCTURES SUCH AS DETACHED GARAGES, SHEDS, DECKS, PATIOS AND PORCHES, BUT EXCLUDING WALKWAYS AND SWIMMING POOLS. THE ABOVE ITEMS REDUCE THE SURFACE AVAILABLE FOR RAINWATER (CITY OF WEST CHICAGO CODE) SIDE YARD SETBACK PULTE HOME COMPANY, LLC 1900 E. GOLF ROAD, SUITE 300 SCHAUMBURG, IL 60173 (847) 230-5400 CEMCON, Ltd. W saeees ~~ Copyright © 2022 Cemcon, Ltd. All rights reserved. ===== PDF PAGE 46 ===== [Extraction: OCR (rendered-page OCR)] LANDINGS SERIES LOT COVERAGE EXHIBIT IN WEST CHICAGO, IL N : + o) 2 BASE MODEL FULL OPTIONS Ay 40 20 OO 40 es 30° BUILDING 30° BUILDING SCALE: 1" = 40° REAR YARD SETBACK REAR YARD SETBACK 10% OF LOT WIDTH 10% OF LOT WIDTH 10% OF LOT WIDTH 10% OF LOT WIDTH (5.5') BUILDING (5.5") BUILDING (5.5") BUILDING (5.5") BUILDING SIDE YARD SETBACK >| SIDE YARD SETBACK SIDE YARD SETBACK |“ — sive YARD SETBACK 30° BUILDING 30" BUILDING DNT YARD SETBACK FRONT YARD SETBACK! Z ] 55.0" LOT AREA = 7,975 SF. LOT AREA = 7,975 S.F. * LOT COVERAGE = 3,417 S.F. OR 42.85% * LOT COVERAGE = 3,850 S.F. OR 48.28% (INCLUDES ADDITIONAL 140 S.F. FOR FUTURE HOME OWNERS) (INCLUDES ADDITIONAL 140 S.F. FOR FUTURE HOME OWNERS) PREPARED FOR: PULTE HOME COMPANY, LLC LOT COVERAGE DEFINITION: 1900 E. GOLF ROAD, SUITE 300 SCHAUMBURG, IL 60173 THE PORTION OF A LOT THAT IS OCCUPIED BY DRIVEWAYS, (847) 230-5400 BUILDINGS AND STRUCTURE, INCLUDING ACCESSORY BUILDINGS OR STRUCTURES SUCH AS DETACHED GARAGES, SHEDS, DECKS, PATIOS AND PORCHES, BUT EXCLUDING WALKWAYS AND SWIMMING POOLS. CEMCON, Lta THE ABOVE ITEMS REDUCE THE SURFACE AVAILABLE FOR RAINWATER Eagoear, Lond ‘a Pesrers ABSORPTION. (CITY OF WEST CHICAGO CODE) Keer tots 2008-8075 Pe estencomn witcher wonconsencom (200 Os 00078 PLE WME LOT COMINGE WULYED-OETEAX DONT Vem or: PRP (FLD. OK. / PG. NO: EK /PC. COURERON ORE 118-21 SOS NO AOR Ferete oare toa RS Om Copyright © 2022 Cemcon, Ltd. All rights reserved. ===== PDF PAGE 47 ===== [Extraction: OCR (rendered-page OCR)] MEADOWS SERIES LOT COVERAGE EXHIBIT THE PRESERVE AT WEST BRANCH WEST CHICAGO, IL N BASE MODEL FULL MODEL , —— 30° BUILDING 30’ BUILDING - = REAR YARD SETBACK REAR YARD SETBACK SCALE: 1° = 40! 10% OF LOT WIDTH 10% OF LOT WIDTH 10% OF LOT WIDTH 10% OF LOT WIDTH (6.3') BUILDING (6.3") BUILDING (6.3") BUILDING (6.3’) BUILDING SIDE YARD SETBACK | |“ — siIDE YARD SETBACK SIDE YARD SETBACK > “*— SIDE YARD SETBACK ie. 30" iZ 30’ BUILDING RONT YARD SETBACK PRONT YARD SETBACK LOT AREA = S.F. LOT AREA = 8,316 S.F. * LOT COVERAGE = 2,939 S.F. OR 35.09% * LOT COVERAGE = 3,313 S.F. OR 39.56% (INCLUDES ADDITIONAL 140 S.F. FOR FUTURE HOME OWNERS) (INCLUDES ADDITIONAL 140 S.F. FOR FUTURE HOME OWNERS) PREPARED FOR: PULTE HOME COMPANY, LLC 1900 E. GOLF ROAD, SUITE 300 ' SCHAUMBURG, IL 60173 LOT COVERAGE DEFINITION: (847) 230-5400 THE PORTION OF A LOT THAT IS OCCUPIED BY DRIVEWAYS, BUILDINGS AND STRUCTURE, INCLUDING ACCESSORY BUILDINGS OR STRUCTURES SUCH AS DETACHED GARAGES, SHEDS, DECKS, PATIOS CEMCON,. Ltd. AND PORCHES, BUT EXCLUDING WALKWAYS AND SWIMMING POOLS. THE ABOVE ITEMS REDUCE THE SURFACE AVAILABLE FOR RAINWATER ABSORPTION. (CITY OF WEST CHICAGO CODE) Copyright © 2022 Cemcon, Ltd. All rights reserved. ===== PDF PAGE 48 ===== [Extraction: embedded PDF text] Page 48 City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals December 15, 2021 Case: PC 21-12 Petitioner: Pulte Home Company, LLC Owner: St. Andrew’s Golf and Country Club, Inc. Location: South side of Smith Road, between Klein Road and Illinois Route 59 Zoning: R-3 Single-Family Residence District Existing Use: Farmland Comp Plan: Single-Family Residential Requests: A Preliminary Planned Unit Development (PUD), in accordance with Article XV of the Zoning Code, with deviation requests from the Zoning Code, and a Preliminary Plat of Subdivision, in accordance with Article XI of the Subdivision Regulations Code, with deviation requests from the Subdivision Regulations Code. Summary: Staff is supportive of the property being developed for single-family detached residential homes but is not supportive of the current layout. Lots have been proposed that are not sufficiently sized for the proposed homes to meet the setback and lot coverage requirements of the R-3 District. Furthermore, staff is not supportive of the request to reduce the minimum roadway surface course depth. Recommendation: Staff recommends the Plan Commission pass a motion recommending denial. Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald on Wednesday, November 24, 2021, notification to all property owners within 250 feet of the subject property, and placement of hearing signs on the property visible from Smith Road and Klein Road. Adjacent Property Zoning and Land Use Information Location Adjacent Zoning Adjacent Land Use 2006 Comprehensive Plan North R-2 Single-Family Res. Single-Family Res. Unincorporated (Uninc.) (Mallard Meadows and Smythe Settlement) South R-2 Single Family Res. Single-Family Res. Single-Family Residential; R-3 Single Family Res. (Meadowwood); Regional Open Space St. Andrew’s Golf Club East R-2 Single Family Res. Single-Family Res. Single-Family Residential (Uninc.); (St. Andrew’s Trace); R-3 Single-Family Res. DuPage Co. Forest Preserve West R-2 Single-Family Res. Single-Family Res. Single-Family Residential (Uninc.) (St. Andrew’s Estates and St. Andrew’s Hills) ===== PDF PAGE 49 ===== [Extraction: embedded PDF text] Page 49 PC 21-12 The Preserve at West Branch December 15, 2021 Existing Conditions. The subject property contains 111.90 acres of vacant farmland located on the south side of Smith Road between Illinois Route 59 and Klein Road, immediately north of the St. Andrew’s Golf Course, located in the R-3 Single-Family Residence District. Proposal. The petitioner is proposing a phased single-family detached residential development with 269 homes. The development is proposed to have two (2) entrances with an entrance off Smith Road and Klein Road. The development will contain a 5.07-acre park site, four (4) stormwater management facilities, and a narrow outlot that the petitioner has indicated will provide open space for residents. The petitioner is proposing three (3) different styles of homes within the development, each with various elevations. Annexation Agreement The City Council approved an amended Annexation Agreement for the property in 2008 with St. Andrew’s Golf and Country Club, Inc. (“Agreement”). The Agreement requires a residential PUD be sought for future development of the property. Further, the Agreement requires that future lots adjacent to an existing residential lot be no less than 12,000 square feet with a maximum height of no more than 36 feet. In exchange for this requirement, a density credit is provided to the remaining portion of the property to offset the loss of lots. Density. The proposed development meets the density requirements of the R-3 Single-Family Residence District. The proposal contains 269 lots, or 2.40 dwelling units per acre. If not for the requirement to provide 12,000 square foot lots adjacent to existing residential, the current layout would allow 270-9,000 square foot lots, including 52 lots adjacent to existing residential. Instead, a maximum of 39 lots are permitted adjacent to existing residential, resulting in a loss of 13 lots. Zoning and Subdivision Deviations. The petitioner is seeking relief from the following lot and building requirements of the R-3 District: • Reducing the minimum lot size to 6,875 square feet from the minimum required 9,000 square feet; • Reducing the minimum lot width to 55 feet from the minimum required lot width of 75 feet; • Reducing the minimum front yard setback to 25 feet from the minimum required front yard setback of 30 feet; • Reducing the minimum corner side yard setback to 25 feet from the minimum required corner side yard setback of 30 feet; • Reducing the minimum interior side yard setback to 7.5 feet rather than providing a setback equal to 10% of each individual lot width; • Reducing the minimum rear yard setback to 25 feet from the minimum required rear yard setback of 30 feet; and • Increasing the maximum lot coverage to as much as 55% from the maximum lot coverage of 40% permitted. The density credit in the Agreement allows the 13 lost lots to be incorporated into the balance of the development. This results in lots containing an area less than the minimum required 9,000 square feet, and thus have lot widths less than the minimum 75 feet. Rather than creating lots in the balance of the development having substantially the same area, the petitioner created lots ranging in size from as little as 6,875 square feet to as much as 14,183 square feet. 2 ===== PDF PAGE 50 ===== [Extraction: embedded PDF text] Page 50 PC 21-12 The Preserve at West Branch December 15, 2021 The area of some of the lots prevent the proposed housing to be constructed without reducing the required setbacks and increasing the maximum lot coverage. The purpose and intent of a PUD is to allow relief from strict compliance with zoning requirements because of a unique characteristic on the property preventing such compliance. No unique features exist on the site that prevent compliance with the setbacks and lot coverage requirements. Rather, the deviations are needed because the lots being created are not of sufficient size to accommodate the proposed housing. The reduction in setbacks and increase in lot coverage will create a compact development and excessive bulk in certain areas of the development. This could be avoided without eliminating lots by reducing the size of the lots that do not need to be as large as proposed and increasing the size of the lots not able to accommodate the proposed housing. Furthermore, some of the proposed lots adjacent to existing residential lots are larger than the required 12,000 square feet, some of which as large as 17,000 square feet. This is not required. Lots over 12,000 square feet could be reduced to increase lot sizes in the balance of the development. The petitioner is also requesting three (3) deviations from the Subdivision Regulations Code, including: • Reduction of the minimum utility easement width from twenty (20) feet to ten (10) feet; • Reduction of the minimum centerline radius from 250 feet to 90 feet in two (2) areas; and • Reduction of the minimum roadway surface course depth from three (3) inches to two (2) inches. Staff is comfortable with the deviation request for the reduction in easement width provided that no easement less than 20 feet will contain both sanitary and water main, which requires a 10-foot separation between them. The petitioner has indicated, and staff concurs, that the topography of the site in certain areas creates difficulty to comply with the minimum centerline radius and staff has no objection to this request provided that parking is prohibited, with signage, at these turns. Staff does not support reducing the minimum depth of the roadway surface course from three (3) inches to two (2) inches. No justification for this deviation request has been provided by the petitioner and there is no unique site characteristic in which this deviation would be necessary. Additionally, this reduction would lead to faster road deterioration and a need for more frequent maintenance and resurfacing. Park Site. A 5.07-acre park site is proposed near the center of the development. The park site will be dedicated and maintained by the West Chicago Park District. The Subdivision Regulations Code requires a 10-acre park site per 1,000 population, which in this case would require a park of not less than 8.94 acres. The West Chicago Park District, however, has accepted the proposed size with a fee-in-lieu of the additional 3.87 acres of required park site. Staff has no objections to this arrangement. Traffic Impact. The petitioner is proposing full access off Smith Road across from Trinity Lane, the entrance to the Smyth Settlement development, and full access off Klein Road north of the Meadowwood development. The petitioner’s Traffic Impact Study, prepared by KLOA, indicates that auxiliary turn lanes will not be necessary for either entrance on Smith Road or Klein Road. The study suggests the 30 mph speed limit zone on Klein Road be extended further south approximately 2,000 feet to provide adequate stopping sight distance to the north and south of the proposed access. Please see the attached summary of the study’s findings. 3 ===== PDF PAGE 51 ===== [Extraction: embedded PDF text] Page 51 PC 21-12 The Preserve at West Branch December 15, 2021 Natural Features. No floodplain or wetlands are present on the subject property. The Land Use Opinion of the site prepared by the Kane-DuPage Soil and Water Conservation District indicates that the site is within a low level protection category for farmland. The Illinois Department of Natural Resources (IDNR) has indicated the Yellow-Headed Blackbird is a protected resource within the vicinity of the property. IDNR has determined, however, adverse effects from the proposed development are unlikely. Architectural Elevations The petitioner is proposing three (3) different styles of homes, each with multiple elevation options. The petitioner has provided a total of 66 different elevations containing brick veneer with siding. Information was submitted indicating that the housing will be varied throughout the development. Utilities and Stormwater. Due to the topography of the site, a lift station will be required for the sanitary utilities. This lift station will be owned and maintained by the development and will not be a designated public improvement. The submitted engineering plans and Stormwater Management report demonstrate that proposed stormwater design complies with the DuPage County Stormwater Ordinance. Planned Unit Development Findings of Fact As stated under Section 15.8 of the Zoning Code, the Zoning Board of Appeals shall set forth to the City Council the reason for the recommendation, and said recommendation shall set forth with particularity in what respects the proposal would be in the public interest, including, but not limited to, findings of fact on the following: (A) In what respects the proposed plan is consistent with the comprehensive plan and the stated purpose and intent of the planned unit development regulations. The proposed plan for a single-family detached residential development with a density of 2.40 dwelling units per acre is consistent with the City’s Comprehensive Plan which indicates this area as a single-family residential. Furthermore, the Annexation Agreement contemplates the development of the property as single-family residential within the R-3 District. Staff is of the opinion the petitioner has satisfied this finding. (B) The extent to which the proposed plan meets the requirements and standards of the planned unit development regulations. The property is subject to an Annexation Agreement which requires that all lots adjacent to existing residential lots contain an area of at least 12,000 square feet and will have a height of no more than 36 feet. The petitioner has demonstrated that both of these requirements are satisfied. Furthermore, the property is subject to a density credit to offset the loss of lots resulting from the 12,000 square foot requirement. The petitioner is providing no more lots on the property than what would be allowed if not for the 12,000 square foot lot requirement. The petitioner has not, however, demonstrated that the need for a reduction in setbacks and lot coverage is justified based on any physical condition of the property that causes a hardship. Instead, these deviations are necessary solely because the proposed housing products cannot be constructed meeting the setback and lot coverage requirements on certain lots which the petitioner has created. Staff is of the opinion the petitioner has not satisfied this finding. 4 ===== PDF PAGE 52 ===== [Extraction: embedded PDF text] Page 52 PC 21-12 The Preserve at West Branch December 15, 2021 (C) The extent to which the proposed plan departs from the zoning and subdivision regulations otherwise applicable to the subject property including, but not limited to, the density, dimension, area, bulk and use and the reasons why such departures are deemed to be in the public interest. The proposed plan will deviate from the zoning requirements of the R-3 District with respect to lot and building requirements. Relief from the setbacks and lot coverage requirements are sought because the layout of some of the lots do not have sufficient area to comply with these requirements. There does not appear to be any unique feature on the property that creates a hardship resulting in difficulty meeting these requirements. Rather, the hardship has been created by the petitioner by creating lots that do not fit their product. This hardship is avoidable if the petitioner redesigned the lots to increase the area of those lots not sufficiently sized to contain the proposed housing and extension options. Furthermore, the request to reduce minimum surface course is unjustified and can be implemented. Staff is of the opinion the petitioner has not satisfied this finding. (D) The method by which the proposed plan makes adequate provision for public services, provides adequate control over vehicular traffic, provides for and protects designated common open space and furthers the amenities of light and air, recreation and visual enjoyment. The proposed plan will provide a 5.07 acre park site, constructed by the petitioner, to be owned and maintained by the West Chicago Park District for enjoyment by residents. The petitioner is also providing the required 12,000 square foot lots on the perimeter of the site adjacent to existing residential areas. Furthermore, the maximum heights of homes adjacent to existing residential areas, per the Annexation Agreement, will not exceed 36 feet. The petitioner has provided a traffic study, reviewed by the City’s traffic engineer consultant, demonstrating that the additional traffic generated by the development will not have a significant impact on the surrounding roadways or intersections. The petitioner’s stormwater management report and plans, reviewed by the City’s engineering staff, indicate compliance with the DuPage County Stormwater Ordinance. Staff is of the opinion the petitioner has satisfied this finding. (E) The relationship and compatibility of the proposed plan to the adjacent properties and neighborhood. The proposal of single-family detached residential is consistent with the surrounding properties, which are also single-family detached residential. The intent to reduce the setbacks and increase the lot coverage, however, will create a compact development in certain areas and will add unnecessary bulk to the development. This additional bulk will not be inconsistent with the adjacent neighborhoods. Staff is of the opinion the petitioner has not satisfied this finding. (F) The desirability of the proposed plan as regards physical development, tax base and economic well-being of the city. When the property was annexed to the City it was anticipated that the property would be developed as an R-3 single-family detached residential development. The proposed use of the property as a residential development is consistent with the previously approved Agreement. The property, as a single-family residential development, will support the tax base of the City and improve the economic well-being of the City. The proposed plan, however, does not comply with certain aspects of the R-3 District, including lot coverage and setbacks for certain lots, and does not demonstrate a need for relief from these requirements. Rather, it is a desire from the petitioner to create lots on the interior of the development that will not meet the setback and lot coverage requirement. Staff is of the opinion the petitioner has not satisfied this finding. 5 ===== PDF PAGE 53 ===== [Extraction: embedded PDF text] Page 53 PC 21-12 The Preserve at West Branch November 16, 2021 Planned Unit Development Deviation Findings of Fact Section 15.2 of the Zoning Code allows a PUD to deviate from strict compliance with provisions of the Zoning Code but such deviation shall be considered based on the following factors: (A) That any variance is justified by an independent analysis. The petitioner has not demonstrated by way of an alternative plan that the reduction in setbacks and increase in lot coverage are necessary for the development because of unique features on the site that creates difficulty in complying with the setbacks and lot coverage requirements of the R-3 District. Furthermore, the reduction in surface course depth has not been justified by the petitioner. Additionally, this reduction would lead to faster road deterioration and a need for more frequent maintenance and resurfacing. Staff is of the opinion the petitioner has not satisfied this finding. (B) That the physical conditions of the property cause a hardship in compliance with code requirements. No physical condition appears to exist on the property preventing the R-3 setbacks and lot coverage from being met and the only difficulty to meet these requirements has been created by the petitioner through the creation of lots not sufficient in size to fit the proposed housing. Staff is of the opinion the petitioner has not satisfied this finding. (C) That the proposed variance or deviation results in a cohesive high quality development. Without an alternative plan with lots sized to meet setbacks and lot coverage, it cannot be determined that the proposed plan demonstrates the highest quality development. Furthermore, the reduction in surface course depth has not been justified by the petitioner. Additionally, this reduction would lead to faster road deterioration and a need for more frequent maintenance and resurfacing. Staff is of the opinion the petitioner has not satisfied this finding. (D) That any reduction from minimum requirements are offset by sufficiently exceeding zoning standards elsewhere in the development to provide a greater benefit to the community. A proper offset of the reduction in setbacks and increase in lot coverage would be to increase the setbacks and reduce lot coverage of other lots. Although the interior lots vary in size, neither setbacks nor will lot coverage be increased elsewhere as an offset. Furthermore, the reduction in surface course depth has not been justified by the petitioner. Additionally, this reduction would lead to faster road deterioration and a need for more frequent maintenance and resurfacing. Staff is of the opinion the petitioner has not satisfied this finding. Special Use Permit Findings of Fact Although not required, the petitioner has provided Findings of Fact for a Special Use Permit within the attached petition in accordance with Section 5.5-4 of the Zoning Code. Exhibits. Exhibit A – Location Map Exhibit H – Preliminary Engineering Exhibit B – Zoning Map Exhibit I – Preliminary Landscape Plan Exhibit C – Aerial Photo Exhibit J – Phasing Plan Exhibit D – Petition for Planned Unit Development Exhibit K – Housing Layout Plans Exhibit E – Deviation List Exhibit L – Traffic Study Conclusions Exhibit F – ALTA Survey Exhibit M – Land Use Opinion Summary Exhibit G – Preliminary Plat of Subdivision Exhibit N – IDNR Consultation Termination 6 ===== PDF PAGE 54 ===== [Extraction: embedded PDF text] Page 54 AM ST CLUB 59 LN COUNTRY ASHBURN WAY AYW ILL NO LN ROUTE IL TURNM EAT COT RD WES KLEIN ST THOMAS WAY CHATHAM RD CT LN SMITH COT RD KLEIN DEAN CT WES CAMBRIDGE LN DR 59 INITY TR ROUTE DR IL LN CANTERBURY ST CEA TR JAMES WS RD WAY SMITH RE ND STA HILL CT SMITHRD LN LN ORD RF TRACE WS WATE PEPPER CT RD RE ND A KLEIN ST DR DR 59 AT RAL ROUTE AUGUS DO IL ST ANDREW S LN CT DR VIEW ALDOR GOLF WHITNEY RD BLVD RD NELTNOR KLEIN TANAGER LN TRL BOB ELN BUNTINGCT BLVD SANDPIPER WHIT NELTNOR PARTRIDGE DR RD DR KLEIN MEADOWLAK BEECH ST CT LN CHICKADEE ER FLOW LN WILD BLVD RD KNOLL OAK KNOLL RD NELTNOR KLEIN HICKORY SH EXHIBIT "A" - LOCATION MAP ´ 1 inch = 833 feet ===== PDF PAGE 55 ===== [Extraction: embedded PDF text] Page 55 AM ST CLUB 59 LN COUNTRY ASHBURN WAY AYW ILL NO LN ROUTE IL TURNM EAT COT RD WES KLEIN ST THOMAS WAY CHATHAM RD CT LN SMITH COT RD KLEIN DEAN CT WES CAMBRIDGE LN DR 59 INITY TR ROUTE DR IL LN CANTERBURY ST CEA TR JAMES WS RD WAY SMITH RE ND STA HILL CT SMITHRD LN LN ORD RF TRACE WS WATE PEPPER CT RD RE ND A KLEIN ST DR DR 59 AT RAL ROUTE AUGUS DO IL ST ANDREW S LN CT DR VIEW ALDOR GOLF WHITNEY RD BLVD RD NELTNOR KLEIN TANAGER LN TRL BOB ELN BUNTINGCT BLVD SANDPIPER WHIT NELTNOR PARTRIDGE DR RD DR KLEIN MEADOWLAK BEECH ST CT LN CHICKADEE ER FLOW LN WILD BLVD RD KNOLL OAK KNOLL RD NELTNOR KLEIN HICKORY SH EXHIBIT "B" - ZONING MAP ´ 1 inch = 833 feet ===== PDF PAGE 56 ===== [Extraction: embedded PDF text] Page 56 S R W RE WAY SMITH ND A T S RD LN LN SMITH RD O RF TRACE E T A WS W RE D N A ST DR L RA DO DR AL DOR TRL SANDPIPER EXHIBIT "C" - AERIAL PHOTO (1 of 2) ´ 1 inch = 417 feet ===== PDF PAGE 57 ===== [Extraction: embedded PDF text] Page 57 RE RD D N A KLEIN T S RD KLEIN TANAGER LN TRL B O BWHITE L N BUNTING CT SANDPIPER EXHIBIT "C" - AERIAL PHOTO (2 of 2) ´ 1 inch = 333 feet ===== PDF PAGE 58 ===== [Extraction: OCR (rendered-page OCR)] Page 58 A.L.T.A./N.S.P.S. seers oF 4 LAND TITLE SURVEY SHEET INDEX SMITH RD. & KLEIN RD., WEST CHICAGO, IL PART OF ST. ANDREWS GOLF & COUNTRY CLUB PROPERTY ——— i & = o a VICINITY MAP OVERALL BOUNDARY INFORMATION sunvevon's notes Suse OERES, (wasaree 9) smegnne wesesr (Weare 2 eee Neneie ewer gisery) Se 58 6) = ere cre «fy uogee fl Sg oo a PARCEL 1 IE ov 7 es PARCEL 2 (1 onaee ©) 2 yp pests ea) cusney Sunes STN apre'0s" © N egszas" E ‘2. ae ma PARCEL 5 meee | Gc Be Ss “ae, aye Ge, SEE? DGLBR ERE EEE. ae af a suavevon's cemmieicane 1 Scere eer es reeves cer REE meme Ve CEMCON, Ltd, ===== PDF PAGE 59 ===== [Extraction: OCR (rendered-page OCR)] Page 59 PARCEL J NO BUILDINGS OBSERVED ‘ON SUBJECT PROPERTY ‘CURRENT USE AGRICULTURE MATCHLINE C No Access PERMITTED ===== PDF PAGE 60 ===== [Extraction: OCR (rendered-page OCR)] Page 60 MATCHLINE ay coc sa a Sper Be sesreenoe PARCEL 1 NO BUILDINGS OBSERVED ‘ON SUB.ECT PROPERTY ‘CURRENT USE AGRICULTURE MATCHLINE PARCEL 2 NO BUILDINGS OBSERVED ‘ON. SUBJECT PROPERTY (CURRENT USE. AGRICULTURE —_ = a oe ee ===== PDF PAGE 61 ===== [Extraction: OCR (rendered-page OCR)] Page 61 “7 H ape Wao + vl if is co H HY 2 H ef 8 H 2 H Ets H dics H ose i i “ I H i H q EH we zermer | \G Bi Beaton |) |\a] =i } PARCEL & A 1 Ne PegsemieD Aci tne NO BUILDINGS OBSERVED | Hi ON SUBJECT PROPERTY bi on H | ===== PDF PAGE 62 ===== [Extraction: embedded PDF text] Page 62 Discussion and Recommendations The following is an evaluation of the analyzed intersections based on the projected traffic volumes and the capacity analyses performed. Il 59/Smith Road • The signalized intersection is operating at an overall acceptable level of service and will continue to do so under future conditions, which includes the residential development traffic. • While the eastbound and westbound approaches operate at Level of Service (LOS) E and F during the peak hours, this is not due to a capacity deficiency but rather due to the long cycle length (140 seconds) and the long time the eastbound and westbound approaches need to wait for the green phase, given that the majority of the green time is allocated to IL 59. • No roadway or traffic control improvements are recommended in conjunction with the proposed development. Army Trail Road/Petersdorf Road • This traffic signal is a standalone signal and is not interconnected with a traffic signal system. • The signalized intersection is operating at an overall acceptable level of service and will continue to do so under future conditions, which includes the residential development traffic. • No roadway or traffic control improvements are recommended in conjunction with the proposed development. Smith Road/Waterford Lane, Smith Road/Petersdorf Road, Smith Road/Klein Road • Based on the results of the capacity analyses, all of these intersections are operating at acceptable levels of service and will continue to do so under future conditions, which includes the residential development traffic. • No roadway or traffic control improvements are recommended in conjunction with the proposed development. The Preserve at West Branch West Chicago, Illinois 26 ===== PDF PAGE 63 ===== [Extraction: embedded PDF text] Page 63 Army Trail Road/Smith Road • Inspection of the capacity analyses indicate that the westbound left-turn lane operates at LOS A during both peak hours and will operate at LOS B under future conditions. • Furthermore, the northbound approach will continue operating at acceptable levels of service. • No roadway or traffic control improvements are recommended in conjunction with the proposed development. North Avenue/Klein Road • Based on the results of the capacity analyses, the southbound approach currently operates at LOS D and E during the morning and evening peak hours, respectively. • Under Year 2030 no build conditions, the southbound approach the southbound approach will operate at a LOS E and F during the morning and evening peak hours, respectively. • Under future conditions, the southbound approach will operate at LOS F during both peak hours. This is normal and expected when a minor road intersects a major arterial like North Avenue. • It is important to note that site traffic destined eastbound on North Avenue can travel eastbound on St. Charles Road, south on Prince Crossing Road, and make a left-turn movement at the signalized intersection of North Avenue with Prince Crossing Road. • Similarly, the eastbound left-turn movement is projected to operate at LOS E and F during the weekday morning and evening peak hours, respectively. However, it is important to note that the traffic signal to the east at the intersection of North Avenue with Prince Crossing Road creates gaps in the through traffic stream that will allow left-turning vehicles to operate more efficiently than what the capacity analyses show. • No roadway or traffic control improvements are recommended in conjunction with the proposed development. The Preserve at West Branch West Chicago, Illinois 27 ===== PDF PAGE 64 ===== [Extraction: embedded PDF text] Page 64 Smith Road/Trinity Lane/Proposed Access Road • Based on the results of the capacity analyses, this intersection is currently operating at acceptable levels of service. • Under future conditions and with the addition of the access road as the fourth leg of this intersection, the intersection will continue operating at acceptable levels of service. • The access road, as previously indicated, will provide one inbound lane and two outbound lanes under stop sign control striped for an exclusive left-turn lane and an exclusive right- turn lane. • Based on a review of the projected traffic volumes and the warrants for the provision of auxiliary turn lanes found in IDOT’s Bureau of Design and Environment (BDE) Manual, no exclusive turn lanes on Smith Road at its intersection with Trinity Lane/proposed access road will be warranted. (See Appendix) • A sight distance study was conducted to determine the available sight distance at the proposed access drive (Exhibit A in the Appendix) and based on the study, there is adequate sight distance to meet the required stopping sight distance for a 30 mph speed limit. • No roadway or traffic control improvements are recommended in conjunction with the proposed development. Klein Road/Proposed Access Road • Based on the results of the capacity analyses, this intersection will operate at acceptable levels of service. • Based on the projected traffic volumes, the access road will provide one inbound lane and one outbound lane under stop sign control. • Based on a review of the projected traffic volumes and the warrants for the provision of auxiliary turn lanes found in IDOT’s Bureau of Design and Environment (BDE) Manual, no exclusive turn lanes on Klein Road at its intersection with the proposed access road will be warranted. (See Appendix) • A sight distance study was conducted to determine the available sight distance at the proposed access drive (Exhibit B in the Appendix) and based on the study (using the posted speed limit of 40 mph), there is not adequate sight distance to the north to allow outbound traffic or the inbound left-turn movement to see incoming vehicles and provide them with adequate distance to come to a stop if needed. • Klein Road has a posted speed limit of 30 mph from Smith Road for approximately 2,700 feet south where the speed increases to 40 mph and continues to be 40 mph to North Avenue. The Preserve at West Branch West Chicago, Illinois 28 ===== PDF PAGE 65 ===== [Extraction: embedded PDF text] Page 65 • Based on a field visit, it was determined that the speed limit of 30 mph is appropriate for this segment given the numerous private driveways off Klein Road (approximately 10) and given that three local roads serving various subdivisions intersect Klein Road. • It is recommended that the 30 mph speed limit be extended south of its current terminus by approximately another 2,000 feet to be consistent with the northern segment. • When a sight distance study (Exhibit C in the Appendix) is prepared assuming a posted speed limit of 30 mph, adequate stopping sight distance is available to the north and to the south. • No additional improvements are recommended in conjunction with the proposed development. The Preserve at West Branch West Chicago, Illinois 29 ===== PDF PAGE 66 ===== [Extraction: embedded PDF text] Page 66 Conclusion The proposed The Preserve at West Branch residential development is proposed to be located on the south side of Smith Road between IL 59 and Klein Road. The plans for the 111-acre site call for a residential subdivision with 269 single-family homes. Access to the subject site is proposed from a full access roadway off Smith Road opposite Trinity Lane and a full access roadway off Klein Road. Based on the preceding analyses and recommendations, the following conclusions have been made: • The proposed residential development-generated traffic will be consistent and compatible with traffic patterns and volumes in the area. • The two access roads that will serve the proposed development will help disperse the development-generated traffic onto the surrounding roadway network and provide alternatives for the site traffic to enter and exit the development. • All of the studied intersections are operating at overall acceptable levels of service and will continue operating at acceptable levels of service under future conditions. • No auxiliary turn lanes will be necessary on Smith Road or Klein Road to accommodate future traffic volumes. • There is adequate stopping sight distance to the east and west on Smith Road at its intersection with Trinity Lane/proposed access road. • In order for the proposed access road off Klein Road to be accommodated, the 30 mph speed limit zone north of the site should be extended for approximately 2,000 feet south. • By reducing the posted speed limit to 30 mph, adequate stopping sight distance to the north and south will be provided. • The daily traffic counts conducted on the adjacent roadways along with the applicable roadway classifications is consistent with industry standards. • Under future conditions, Smith Road and Klein Road will continue to function and operate as neighborhood collector streets. • Traffic calming measures such as radar speed signs mounted below the posted speed limit should be considered on Smith Road and Klein Road. The Preserve at West Branch West Chicago, Illinois 30 ===== PDF PAGE 67 ===== [Extraction: embedded PDF text] Page 67 LAND USE OPINION 21-066 EXECUTIVE SUMMARY APPLICATION 21-066 August 30, 2021 Petitioner: Pulte Home Company, LLC, 1900 E Golf Rd, Suite 300, Schaumburg, IL 60173 Contact Person: Irving Gama, 312-973-2996 Unit of Government Responsible for Permits: City of West Chicago Acreage: 110.21 Area of Disturbance (acreage): 110.21 Location of Parcel: Section 22, Township 39N, Range 9E Property Address/PIN#: West of Route 59 on the south side of Smith Road in Wayne Township Existing Land Use: Agriculture Proposed Land Use: Single-family residential development NATURAL RESOURCE CONCERNS Land Cover in the Early 1800’s: This site is in an area previously identified as cultural and prairie. (See page 5 for more information.) Wetlands: The National Wetland Inventory map and the DuPage County Wetland Map do not identify wetland areas on this site. If there are any indications of unidentified wetlands on this site, noticed during the proposed land use change, contact the appropriate county and federal wetland regulatory agencies (page 25). Floodplain: There are no floodplain areas identified on this site. (See page 8.) Streams: There are no streams on this site. (See page 9.) Aquifer Sensitivity: This site is classified as having a high potential for aquifer contamination. (See page 10.) Topography and Overland Flow: Please refer to page 11 for information regarding site topography and drainage. The high point of this property is in the southwestern portion of the site at an elevation of approximately 814 feet above sea level. The property generally drains to the northeast via overland flow. The lowest elevation on the property is approximately 768 feet above sea level. Stormwater Management: This site may or may not need a Stormwater Pollution Prevention Plan (SWPPP). Contact the KDSWCD for questions or assistance in developing a SWPPP. See page 12 for information regarding stormwater management. Soil Erosion: Many construction sites are required to develop and follow a Stormwater Pollution Prevention Plan (SWPPP) in order to be in compliance with local, state, and federal laws regarding soil erosion and stormwater management. Contact the KDSWCD for questions or assistance in developing a SWPPP. (See page 12). 28 ===== PDF PAGE 68 ===== [Extraction: embedded PDF text] Page 68 LAND USE OPINION 21-066 EXECUTIVE SUMMARY APPLICATION 21-066 August 30, 2021 Highly Erodible Land: There are potentially highly erodible soils identified on this site. (See page 13.) Highly Erodible Land Potentially Highly Erodible Land Not Highly Erodible 100% Regulations: Please note that additional permits are required for any development impacting wetlands, streams, or floodplain areas. Please see page 25 for regulation information. Soil Interpretations: Soils at this site may contain limitations for the proposed use. See page 14 and attached Soils Tables on page 16. All information is from the Soil Survey of DuPage County, Illinois. The limiting factors for this site are: seasonal high-water table, shrink-swell, low strength, ponding, frost action. 100 100 90 82 82 80 70 61 61 % of 60 Soils 50 39 39 40 30 18 18 20 10 0 0 0 0 0 0 0 DWELLINGS DWELLINGS SHALLOW ROADS & LAWNS & WITH WITHOUT EXCAVATIONS STREETS LANDSCAPING BASEMENTS BASEMENTS Not Limiting Somewhat Limiting Very Limiting Hydric Soils: There are hydric soils and soils with hydric inclusions identified on this site. (See page 23.) 18% Hydric Soils 67% Hydric Inclusions 15% Not Hydric 29 ===== PDF PAGE 69 ===== [Extraction: embedded PDF text] Page 69 LAND USE OPINION 21-066 EXECUTIVE SUMMARY APPLICATION 21-066 August 30, 2021 Prime Farmland: Prime and Important Farmland occur on this tract. 18% Prime Farmland Prime if drained Important Farmland 82% Not Prime Productivity: This site has a Relative Value of 142 of 300, placing it in the low protection category for farmland. (See Page 24 for more information.) LAND USE OPINION The most current natural resource data indicates the following concerns for this site: Soil Limitations, Aquifer Sensitivity, High-water Table, Soil Erosion and Sediment Control, and Stormwater Management. These concerns need to be managed, monitored, and/or considered in the planning and development of the site for the best possible results and for the least negative impact to the environment and natural resources. Based on the information in this report, it is the opinion of the Kane-DuPage Soil and Water Conservation District Board that this site is somewhat suited for the proposed land use change. 30 ===== PDF PAGE 70 ===== [Extraction: OCR (rendered-page OCR)] Page 70 LAND USE OPINION 21-066 SITE INSPECTION 7 = ra a LUO 2021 Property Boundary | @ — Site Inspection Photos 1,000 1,500 2,000 eet Figure 18: Location of site inspection photos A site inspection was conducted by Resource Assistant, Jennifer Shroder on August 5, 2021. The following photos were taken during this inspection and reflect the site conditions at that time. 31 ===== PDF PAGE 71 ===== [Extraction: embedded PDF text] 21-066 Page 71 LAND USE OPINION SITE INSPECTION PHOTOS Photo 1 facing east Photo 2 facing southwest Photo3 facing northwest Photo 4 facing north Photo 5 facing west Photo 6 facing northeast ===== PDF PAGE 72 ===== [Extraction: OCR (rendered-page OCR)] Page 72 ~| Illinois Department of Natural Resources JB Pritzker, Governor One Natural Resources Way Springfield, Illinois 62702-1271 Colleen Callahan, Director eA http://dnr.state.il.us October 26, 2021 Ty Morris Pulte Home Company, LLC 1900 Golf Road Suite 300 Schaumburg, IL 60173 RE: St. Andrews of West Chicago Project Number(s): 2206608 [210179, 2111646] County: DuPage Dear Applicant: This letter is in reference to the project you recently submitted for consultation. The natural resource review provided by EcoCAT identified protected resources that may be in the vicinity of the proposed action. The Department has evaluated this information and concluded that adverse effects are unlikely. Therefore, consultation under 17 Ill. Adm. Code Part 1075 is terminated. This consultation is valid for two years unless new information becomes available that was not previously considered; the proposed action is modified; or additional species, essential habitat, or Natural Areas are identified in the vicinity. If the project has not been implemented within two years of the date of this letter, or any of the above listed conditions develop, a new consultation is necessary. The natural resource review reflects the information existing in the Illinois Natural Heritage Database at the time of the project submittal, and should not be regarded as a final statement on the site being considered, nor should it be a substitute for detailed site surveys or field surveys required for environmental assessments. If additional protected resources are encountered during the project’s implementation, you must comply with the applicable statutes and regulations. Also, note that termination does not imply IDNR's authorization or endorsement of the proposed action. Please contact me if you have questions regarding this review. Adam awe Adam Rawe Division of Ecosystems and Environment 217-785-5500 ===== PDF PAGE 73 ===== [Extraction: embedded PDF text] DEPARTMENT OF. Page 73 PUBLIC WORKS MEHUL T. PATEL, P.E., CFM UTILITY DIVISION 293-2255 DIRECTOR STREET DIVISION 293-2250 (630) 293-2255 WASTEWATER DIVISION 293-2261 ENGINEERING DIVISION 293-2255 FAX (630) 293-2971 MEMORANDUM TO: John Sterrett, City Planner FROM: Rocky Horvath, Utility Superintendent DATE: January 21, 2022 RE: Pulte Homes (The Preserve at West Branch) As requested, the Public Works Department has performed a watermain and sanitary sewer engineering review of the proposed Pulte Homes Development “The Preserve at West Branch”. Specifically, Public Works has reviewed the engineering plan set entitled “Preliminary Engineering Plan for The Preserve at West Branch”, as prepared by Cemcon LTD, dated 07/21/21, revised 1/14/2022 revised per client, Job 402.078. Based on our review of the above referenced plan set, the Department of Public Works offers the following comments: Preliminary Engineering Plan (Sheet 2-5) 1. The sewage system design remains as originally presented. Therefore the sanitary sewer and associated lift station will not be designated public improvements and will be maintained by the developer or subdivision in perpetuity. Easements do not need to be granted to the City for maintenance of the sanitary sewer. Please provide a draft special service area agreement for Public Works review. 2. Sanitary sewer and watermain do not appear to meet horizontal IEPA minimum separation requirements south of Road B. Per comment #1 above, easements are not needed over sanitary sewer. Watermain shall be centered in a dedicated 10’ watermain easement of its own. 3. The storm sewer outfall as well as the sanitary sewer connection into existing sanitary on page 3 are in conflict with existing City watermain. Please provide vertical separation elevations for these conflicts. ===== PDF PAGE 74 ===== [Extraction: embedded PDF text] January 21, 2022 Page 74 RE: Pulte Homes-The Preserve at West Branch Page 2 4. The storm sewer outfall on page 3 is drawn in a public utility easement. Where does the outfall from this line flow? Does it flow to public or private storm water facilities? Please clarify. MISCELLANEOUS 1. Please note that Public Works did not review the proposed geometric layout or, the stormwater management and BMP requirements for the site, nor did we review building or landscape requirements for the site. Based on our review of the above referenced plan set, the Department of Public Works has no other comments on said permit submittal. Please feel free to contact me directly with any questions or comments. CC: Tom Dabareiner Director of Community Development Steve Pertzborn, P.E., Civil Engineer Community Development Rob Skerke, P.E., Civil Engineer, Community Development Mehul T. Patel, P.E., CFM, Director of Public Works