SABRE WOODS. Design Standards. In response to the Cit y of Hickor y Hills Plan Commission. A public/private partnership. City of Hickory Hills

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Cecil Randall
5 years ago
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1 SABRE WOODS Design Standards In response to the Cit y of Hickor y Hills Plan Commission A public/private partnership City of Hickory Hills Koziarz Group II, LLC - Owner Retown - Development Manager ( Chicagoland Realty - Marketing and Sales (

2 Executive Summary The following report is a response to comments and concerns received from the City of Hickory Hills, Robinson Engineering, and Neighbors regarding the initial PUD submittal of the project plans. The goal of the PUD plans and this supporting report are to show the general intent of the development and the measures we anticipate taking to alleviate any burden or excessive impact on the neighboring community and the City as a whole. This site, while containing an abundance of natural features and a wonderful location has a myriad of constraints and restrictions including but not limited to : Water supply and sewage discharge limitations, Traffic flow regulations overseen by IDOT and the City, A private high pressure pipeline easement, a complex topography and natural wetland resources to navigate, and residential and business neighbors of close proximity. We hope to demonstrate in the following pages that every part of our design, engineering and marketing process, to this point, and moving forth will keep these issues in the forefront and will be addressed in a manner that will be sustainable to the existing natural habitat, cohesive to the local community, and will serve to benefit the local neighborhood and the larger City area. While these plans are still a work in progress and are subject to change based on various approvals, final tenant and owner selections and final engineering, our intent in these plans is to develop a framework for development and to display the extent of care and attention to detail necessary to properly buffer the property, tie into the existing City framework, and to seamlessly mesh with the neighborhood without imposing any negative impact. We look forward to continuing this process as an open and positive discussion with all parties involved, towards creating a development that will be part of the community rather than just next to it.

3 Neighborhood Cross Sections OPEN LANDSCAPED REAR YARDS / NO FENCED DIVISIONS TYP S.F. UNIT TYP. PERENIAL AND SHRUB FOUNDATION 24' BOC TYP. SHADE TREES - AVG. 40' O.C. TYP. ORNAMENTAL TREES TYP S.F. UNIT 30'-0" BOC OPEN LANDSCAPED REAR YARDS / NO FENCED DIVISIONS DECOMPOSED GRANITE WALKING TRAIL MESIC AND GRASSES 1 DETAIL PLAN AT SENIOR FAMILY RANCHES SCALE: 1"=40' TYP. STREET TREE PERENNIAL AND SHRUB FOUNDATION 0 S.F. RANCH 1200 S.F. RANCH ROAD SECTION AT SENIOR FAMILY RANCHES 2 SCALE: 1"=20'

4 Residential Single Family Lot Dimensioned Plan Proposed Single Family lot dimensions have been revised to accommodate Mean dimensions rather than minimum dimensions per typical planning standards regarding cul-de-sac and Pie shaped lots. See revised plan at full size - sheet PC-3.

5 Neighborhood Cross Sections TYP. PERENIAL MASSINGS 6' HT. PRIVACY FENCE TYP. SHADE TREES TYP. ORNAMENTAL TREES DECOMPOSED GRANITE TRAIL DECOMPOSED GRANITE WALKING TRAIL MESIC AND GRASSES MESIC AND GRASSES WETLAND AND GRASSES 2 L.3 WETLAND AND GRASSES 1 DETAIL PLAN NORTHERN DETENTION SCALE: 1"=40' TYP. SHADE TREE TYP. EVERGREEN SHRUB AND PERENNIAL MASSINGS 6' HT. PRIVACY FENCE MESIC WETLAND SECTION AT NORTHERN DETENTION 2 SCALE: 1"=20'

Final alignment and trail construction details shall be determined based on Army Corps allowable standards, final site grading, and

6 SABRE WOODS Tra i l s A trail system to connect different areas of the development is proposed. Mobility issues of the residents of the senior housing should be considered in material selection of the trail system. Final alignment and trail construction details shall be determined based on Army Corps allowable standards, final site grading, and determination of any on site impediments. Trail shall be aligned to minimize disturbance to grading and existing trees along the Wetland area. Proposed Trail System Interconnected Sidewalk System

7 Neighborhood Cross Sections TYP. PERENIAL MASSINGS 6' HT. PRIVACY FENCE TYP. SHADE TREES TYP. ORNAMENTAL TREES DIRECTIONAL LIGHT FIXTURES SOD TYP. EVERGREEN TREES 3 L.2 2 L.2 1 DETAIL BUFFER / SLOPE ALONG NORTH PROPERTY LINE SCALE: 1"=40' TYP. SHADE TREE DIRECTIOINAL LIGHT FIXTURES TYP. EVERGREEN 6' HT. PRIVACY FENCE EXISTING RESIDENTIAL BACKYARD 2 SECTION ALONG NORTHERN PROPERTY LINE SCALE: 1"=20' TYP. SHADE TREE TYP. EVERGREEN 6' HT. PRIVACY FENCE EXISTING RESIDENTIAL BACKYARD PERENNIAL AND SHRUB MASSINGS SECTION ALONG NORTHERN PROPERTY LINE 3 SCALE: 1"=20'

8 Neighborhood Cross Sections TYP. EVERGREEN SHRUBS TYP. EVERGREEN TREES TYP. EVERGREEN SHRUBS TYP. EVERGREEN TREES SOD SOD SOD LEDGE ROCK SLOPE WALL 2:1 TYP. PERENIAL MASSINGS RETAINING WALLS - 3'-6' HT. TYP. STREET TREES TYP. STREET TREES TYP. PERENIAL MASSINGS ENTRY SIGN TYP. ORNAMENTAL TREES 2 L.2 3 L.2 1 DETAIL BUFFER / SLOPE ALONG 95TH STREET SCALE: 1"=40' TYP. EVERGREEN RETAINING WALLS - 3'-6' HT. TYP. STREET TREE CONTINUOUS PARKING LOT HEDGE PLANTING PERENNIAL AND SHRUB MASSINGS LEDGE ROCK SLOPE WALL 2:1 2 STEEP SLOPE SECTION ALONG 95TH STREET SCALE: 1"=20' TYP. ORNAMENTAL TREE TYP. STREET TREE the shops at: Sabre Woods 3 CONTINUOUS PARKING LOT HEDGE PLANTING ENTRY MONUMENT PERENNIAL AND SHRUB MASSINGS LOW SLOPE SECTION ALONG 95TH STREET SCALE: 1"=20'

9 Lighting Design New Street lighting will enhance the character of the development and improve way finding. The lighting chosen will be sensitive to the surrounding neighborhood, and will minimally spill into the residential area. Lights chosen should be lights that are focused downward for a minimal spill light zone. Final lighting shall be approved by the City of Hickory Hills, IL. Sample Commercial Lighting Concept showing downward direction of lights GLARE GLARE Neighborhood Side SPILL LIGHT ZONE BACK LIGHT.75 OF MOUNTING HEIGHT USEFUL LIGHT FORWARD LIGHT SPILL LIGHT ZONE Sample Lighting fixture diagram by Sternberg Lighting

As part of final Engineering, once final Plat and tenant use is determined, a final determination as to the solution

10 SABRE WOODS Sanitary/Septic Sewer and Wa t e r S u p p l y There are current limitations to water supply pressure and sewer discharge (sewer lift station) regarding site development. As part of final Engineering, once final Plat and tenant use is determined, a final determination as to the solution for these issues will be designed based on Cost, effective drainage/supply, and any effects to neighboring properties. Proposed Detention Locations Current Site Topography

11 SABRE WOODS Tra f f i c Proposed traffic access is subject to IDOT and Pipeline approvals and Final Engineering based on final plat. The design intent for traffic patterns is to provide several secondary entrance and exits to alleviate traffic congestion at any single intersection or roadway, while allowing access to and from all areas of the site. 93rd Street 88th Avenue 93rd Place Secondary Site Access 95th Street Main Site Access 95th Street

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