Plan Commission
Regular MeetingGlen Ellyn, IL · February 26, 2026
Minutes
MINUTES
Glen Ellyn Plan Commission Meeting
Thursday, February 26, 2026, at 7:00 PM
Glen Ellyn Civic Center
Galligan Board Room
A. Call to Order and Roll Call
Chairman Tim Loftuis called the meeting to order at 7:00 p.m. and explained the Plan Commission’s function and operating
procedure as an advisory body. He described the public hearing protocol for public comment and announced that comments
would be recorded.
Roll was called. Chairman Loftus, Plan Commissioners Arango, Cooper, Kreuzer, Morrison, Pesce.
Commissioners Bromann-Brown, Dougherty, and Wyant were absent.
Also in attendance: Kelli Christiansen, Village Trustee in attendance for Trustee Steve Thompson who was absent; Daniel
Harper, Planning Manager; and. Laura Musgraves, acting Recording Secretary.
B. Public Comment (non-agenda items)
There was no off-agenda audience comment.
C. Approval of the Minutes of the Meeting on January 22, 2026.
Before the meeting, Commissioner Cooper had requested revisions to the draft Minutes. The changes were made and staff
provided a copy of the revised Minutes with the changes highlighted. Chairman Loftus asked for a motion to approve the Minutes
as amended. Commissioner Cooper motioned. Commissioner Kreuzer seconded. All voted in favor of the motion.
D. New Business
1) Public Hearing: 22W584 Ahlstrand Road, Minor Subdivision and Subdivision Variations.
Commissioner Arango made a motion to open the public hearing. Commissioner Pesce seconded. All voted in favor of the
motion.
Planning Manager Daniel Harper was sworn in. Mr. Harper made a brief overview of the application, the zoning components,
and the proposed site development plan. Dry wells will be required for mitigation of stormwater, and he explained how dry wells
work. Mr. Harper addressed the subdivision variations. Normally the request would be a two-lot split, but because the application
proposes variations it must be treated as a minor subdivision. The variations are:
1. A variation from Section 11-4-4(M) to not provide streetlights along adjacent portions of Ahlstrand Road and
Oaklawn Drive.
2. A variation from Section 11-4-7 to not provide sidewalks along adjacent portions of Ahlstrand Road and Oaklawn
Drive.
Mr. Harper explained that the installation of streetlights and sidewalks are required for subdivisions, according to the Village
code, and he showed a visual depiction of the sidewalk that the Village requires. The applicant does not wish to have sidewalks
because it is not characteristic of the neighborhood and it would require more site engineering on the north side of Ahlstrand. The
staff recommendation is to have a sidewalk on north side of Ahlstrand Road that connects to the existing sidewalk infrastructure
on S. Park Boulevard, which would give access to existing sidewalks and create residential accessibility.
Regarding the streetlight, the applicant requested that they do not install streetlights due to the costs to the developer, and it is
uncharacteristic of the neighborhood. The staff recommendation is to install a streetlight at the 3-way intersection for public
safety reasons. There is no power facility to connect the streetlight to existing infrastructure so it would have to have its own
generator.
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Commissioner Morrison asked what is involved with the generator. Mr. Harper answered that it would not be connected to the
existing street light system and that it requires its own power system. Commissioner Morrison asked why to have a streetlight at
all. Mr. Harper explained that as a result of the proposed annexation the Village would have control of the intersection and that
public safety of the intersection is a concern. The subdivision code also requires that street lighting be installed as part of the
subdivision.
Commissioner Kreuzer asked why not have stop signs at the intersection. Mr. Harper said stop signs exist at the intersection now.
Commissioner Arango asked why streetlight is needed if there are stop signs there. Mr. Harper answered because it is a 3-way
stop and a public safety issue.
Chairman Loftus asked if the Village has control over the whole street and snowplowing responsibilities. Mr. Harper answered
yes, saying full access is needed for snowplowing radius and snow removal. Chairman Loftus asked who would be responsible
for future roadway repairs, and Mr. Harper said the Village.
Commissioner Kreuzer asked if the intersection was 3-way. Mr. Harper said it is a T-intersection, and the concern about safety
puts the onus on the Village to have the streetlight controlled by the Village and by Village code.
Commissioner Kreuzer asked about the traffic accident history of the intersection and staff did not have that information.
Commissioner Cooper asked if a generator is required of all streetlighting in the Village. Mr. Harper said no, almost all Village
streetlights are interconnected so they don’t have to have their own power source. Commissioner Cooper asked if it was feasible
for the builder or the Village to connect so they wouldn’t have to have a stand-alone generator. Mr. Harper said the Village would
like to have all streetlights on the same system, but it is not always feasible for infrastructure reasons.
Commissioner Cooper asked if there were other instances in the Village where a generator was required and Mr. Harper
answered yes, the subdivisions on Acorn Avenue. They are needed during development until the rest of the neighborhood is
connected to the Village utility.
Commissioner Arango asked about the location of the streetlight and why it is being proposed now. Mr. Harper answered
because the property is being annexed subdivided and developed, now is the time to do it as required by Village code.
Commissioner Cooper asked if the neighborhood residents had asked for streetlights, and no one was aware of any requests.
Commissioner Cooper asked about crime statistics of the neighborhood and staff did not have that information. Regarding
residents being asked their opinions about sidewalks, Chairman Loftus said the area is unincorporated so it would not be a
question posed to the Village nor addressed by the Village.
Commissioner Kreuzer asked if there were other sidewalks in the neighborhood. Staff said the nearest sidewalk is on S. Park
Boulevard. Commissioner Kreuzer asked why the Village requires sidewalks. Mr. Harper said it is required in subdivision
developments because the Village has pedestrian-friendly policies and wants to encourage sidewalks as amenities.
Chairman Loftus asked if there were any other questions for staff. Seeing none, he thanked Mr. Harper and asked the petitioner to
make a presentation.
Andrew Draus, attorney for the petitioner, was present. He introduced Christian Smith, engineer of the project; and Frank La
Gambina, owner of the home and the developer. They were sworn in.
Mr. La Gambina made a presentation to the Commission showing the characteristics of the neighborhood in photos. He said he is
the owner of the property and has lived across the street from the property for over 10 years. They wish to demolish the existing
home and redevelop the existing property into two lots with two single-family homes and bring new water service and wasted
water lines extending all the way down Ahlstrand Road. He is requesting two variations: one, not to install sidewalks, and two,
not to install streetlights.
His argument for no streetlights was twofold: one, to keep the natural setting of the neighborhood; and two, the neighborhood by
Park Boulevard is completely annexed and has no streetlights despite having a T-intersection.
Regarding the sidewalk variation, Mr. La Gambina said that adding sidewalks would severely impact the existing stormwater
swales along Ahlstrand Road. He was also concerned with tree removal. He gave examples of neighboring annexations where
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sidewalks were not installed, implying that his request was not new to the Village. Mr. La Gambina said he submitted a tree
preservation plan to the Village as part of the development project.
Mr. Smith asked staff to show the visual of the staff-recommended sidewalks and asked if they were to scale. Mr. Harper said
this is just a graphic depiction and the developer would be required to install Village code-required sidewalks. Mr. Smith spoke to
spatial aspects of the sidewalk and implied that the Village-presented visual was misleading. He spoke to the technical aspects of
the drainage swales, saying the sidewalks would cause the water to run into the street, and that steep ditches would cause drivers
to get stuck in snow or heavy rain. Mr. Smith also spoke to issues of damage to existing trees and removal of trees.
Commissioner Pesce said that every intersection on the west side of Park Boulevard from Roosevelt Road to Butterfield Road has
a sidewalk except for this intersection. It is part of the Village rules and Ahlstrand Road would be the only neighborhood
connected to Park Boulevard not abiding by the rules.
Chairman Loftus asked about the distance between the lot line and the street, and Mr. Smith answered 21 feet. Chairman Loftus
asked if the trees in question were planted by the Village or by the homeowners. Mr. La Gambina said DuPage County was not
involved and the homeowners planted the trees in the public right-of-way.
Chairman Loftus asked staff about the lots on the east side Park Boulevard, and would they be subject to the same sidewalk
requirements if they were incorporated into the Village? Mr. Harper said the lots on the east side of Park Boulevard do not
currently have sidewalks as the properties have not been subdivided since annexation. The lots are larger and when annexed they
were in a separate zoning district that has different requirements for setbacks and total area that would not conform to the
properties on the west side of the subdivision. They would conform with the R1 district and the properties on Park Boulevard.
They are also affected by differing requirements for new construction vs. subdivisions.
Chairman Loftus asked if the petitioner did not ask for annexation would he have to conform to DuPage County development
requirements, and Mr. Harper answered yes.
Commissioner Morrison asked the petitioner why he wanted to be annexed. Mr. La Gambina cited amenities such as library
access and park district services. Commissioner Morrison asked if the reason also includes that you can build two homes instead
of one, and Mr. La Gambina answered yes. Commissioner Morrison continued this questioning and Mr. La Gambina said he may
not seek annexation if the variations are not approved.
Chairman Loftus thanked the petitioners. He asked staff if they had received any other written or emailed public comments, and
Mr. Harper said no.
Chairman Loftus opened the public portion of the meeting. The first speaker was James Foley of 22W735 Poplar Road. He was
sworn in. He provided an oral history of the development of subdivisions surrounding Ahlstrand Road. He encouraged the
Commission to approve the variance requests.
Mark Pfefferman of 22W665 Poplar Road was the next speaker. He was sworn in. He spoke in favor of the sidewalk on the north
side of Ahlstrand Road for safety reasons. He said sidewalks are needed and they would benefit the neighborhood and therefore
he was opposed to the variance request.
Paul Davidson of 22W738 Ahlstrand Road was sworn in. He spoke in favor of the variances. He asked who would pay for
sidewalks and streetlights without the resident’s consent.
Ken Wilke of 2S467 Oaklawn Drive was sworn in. He spoke in favor of the variances, saying the streetlight was not necessary.
Gary Gunderson of 22W584 Ahlstrand Road was sworn in. He said he was the former owner of the property in question, and he
spoke about the trees. He planted four of them himself in 1977, and he felt strongly they should not be removed.
Francine Long of 22W750 Elmwood Drive was sworn in. She spoke in favor of the variations and especially saving the trees. She
said the sidewalk would span 4 homes in the subdivision and the rest of the subdivision contains 75 houses. It would not make
sense to install a sidewalk for 4 homes.
Chairman Loftus asked if there were any other public comments. There were none.
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Chairman Loftus asked staff to clarify the question as to who pays for the installation of the sidewalks and streetlights. Mr.
Harper said the developer, and after installation, the Village would accept the improvements and future maintenance
responsibility.
Commissioner Pesce asked about the utility costs, and if this were not a subdivision, would the petitioner be required to pay for
them? Mr. Harper answered no, if it was the construction of a new home the petitioner would be required to donate to the Village
infrastructure fund. Same for the streetlight.
Commissioner Cooper asked, because the project is a Subdivision that is why the developer is required to pay for the installation?
Mr. Harper said yes.
Commissioner Morrison asked about the infrastructure fund and Mr. Harper said that if the project was New Construction, they
would have been required to donate to it. Commissioner Morrison asked if the petitioner would have access to the funds, and Mr.
Harper answered no.
Commissioner Morrison asked where the closest streetlight was located, and staff answered at Park Boulevard and College Road.
Chairman Loftus asked if there were any other questions. Seeing none, he asked for a motion to close the public hearing.
Commissioner Pesce motioned. Commissioner Cooper seconded the motion. All voted in favor of the motion.
Commissioner Pesce commented it is a beautiful community, and the residents have a passion for what they want, but he will
vote no if they do not want to follow the Village requirements.
Commissioner Kreuzer said he did not hear any evidence, from neither the petitioner nor the Village, that these variations will
affect public safety or welfare. He said he appreciates that communities wish to stay “rural,” so he is in favor of the variations
and in keeping with the character of the neighborhood.
Commissioner Morrison commented that she felt torn. She said the neighborhood has a rural character and she appreciated that
residents support that characteristic. Commissioner Morrison said the proposal to subdivide and build two houses changes the
character of the neighborhood in and of itself. She said she was torn on the sidewalk issue, but OK with the streetlight variation.
Commissioner Arango said she also felt conflicted. She wants to uphold the Village and its codes but in her familiarity with the
subdivision, she will support the variance requests because the alternative will take away from the character of the neighborhood.
Commissioner Cooper said he felt conflicted as well. He personally appreciates sidewalks because he walks a lot in the Village,
but he was concerned that the installation of sidewalks will affect stormwater flow. Even though he supports sidewalks, he sees
that the community is not appreciative of them. Commissioner Cooper said he supports the streetlight variation but not the
sidewalk variation.
Commissioner Pesce said Park Boulevard is a very busy street with a high school nearby, so the safety issues are very real. He
argued the neighborhood is not “rural” and safety is important.
Commissioner Kreuzer said there have been no identified safety issues in this area, and the Village has not addressed this.
Commissioner Morrison said she is viewing it from a traffic perspective. 100% of the traffic that accesses homes in that area goes
down Ahlstrand Road and that is why she thinks the infrastructure will add more safety.
Chairperson Loftus shared a personal experience in considering a subdivided lot in Glen Ellyn, and he ultimately decided he
didn’t see the benefit of two homes. The fact is that a subdivision changes a neighborhood, so the petitioner needs to follow the
rules the of the Village.
Chairman Loftus cited an example of the Village saving trees. When Crescent Boulevard was redeveloped, the Village built
sidewalks around trees instead of cutting them down. He reminded the Commission that, regarding this proposal, it is not set in
stone that the Village will cut down all the trees.
Commissioner Kreuzer said he was concerned about stormwater issues that Mr. Smith identified. Chairman Loftus said it was
similar to the scenario on Crescent Boulevard, and the Village successfully addressed the issues. Chairman Loftus said he was
not in favor of the variances.
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Commissioner Arango spoke to the traffic from Park Boulevard and that 90% of the cars coming into the subdivision are
residents, and not “traffic.” Commissioner Pesce disagreed, saying there are many accessible facilities nearby (high school,
College of DuPage) and if drivers miss a turn they must drive down Ahlstrand Road.
Chairman Loftus asked for a motion to approve the variations as requested. Commissioner Kreuzer motioned. Seconded by
Commissioner Arango.
The vote was 3 to 3, with the 3 dissenting votes being Commissioners Pesce, Morrison, and Chairman Loftus.
Chairman Loftus said this will be presented to the Village Board. Mr. Harper asked for clarification that it will be communicated
as a tie vote with no recommendation.
Commissioner Cooper observed that the Commission must also vote on the subdivision application.
Chairman Loftus asked for a motion to approve or deny the subdivision agenda item. Commissioner Cooper motioned.
Commissioner Arango seconded. The motion passed by a vote of 4-2 with Chairperson Loftus and Commissioner Pesce in
dissent.
Mr. Draus asked if they will be required to make the same presentation before the Village Board. Mr. Harper said there will be no
public hearing at the Village Board meeting, but there will be discussion at the Village Board because it was not a unanimous
recommendation by the Plan Commission. Mr. Draus asked if a public hearing could be made at the Village Board, and
Chairman Loftus explained that this meeting is the public hearing portion. The public may comment at the Village Board
meeting, but it is not a public hearing.
Chairman Loftus said the Village Board will make the ultimate decision. He thanked everyone who attended the meeting.
2) Public Hearing: Glenwood Station Planned Unit Development Amendment.
Commissioner Morrison made a motion to open the public hearing. Commissioner Pesce seconded. All voted in favor of the
motion.
Mr. Harper was sworn in. He said the petitioner seeks to amend the PUD to allow for the construction of decks and patios on a
portion of the north side apartments at Glenwood Station. The request is an amendment to Ordinance 6834 approved by the
Village in 2020.
Mr. Harper described the existing conditions and showed visuals of the deck and patio proposals. A patio is needed on the
northwest corner because the landing to the ground would not allow for a deck. The decks will be separated by 6-foot screens.
Part of the PUD amendment is to allow for deviations in zoning code for side yards (current code allows only in the back.) The
existing ground cover will be removed. Engineering staff reviewed the proposal and determined it will not negatively impact the
existing stormwater infrastructure.
Chairman Loftus asked where they are proposing to landscape. Mr. Harper said it is outside the foundation wall and on the north
side of the building.
Chairman Loftus asked the petitioner to make a presentation. Drew Mitchell of Holladay Properties was present with three
others: Lori Kappel, Project Manager; Autumn Damico, Property Manager; and Don Tomei, Engineer. They were sworn in.
Mr. Mitchell described the stretch of on the north side of the building that was unattractive and in need of more landscaping or
amenities. They wish to beautify the space and make it more attractive to residents. The apartments near this space are unleased
and undesirable because of the patch of land. He consulted with the Village and came up with a concept of arborvitae trees and
patios.
Mr. Mitchell showed samples of the materials to be used for the decks, the deck separators (mesh material), and artificial turf. In
its current state, the area is an eyesore for the residents living around it. He said we did not anticipate this problem, and we would
like to fix it.
Chairman Loftus asked about access to the space. Mr. Mitchell said it is not a common area. Mr. Tomei pointed to a visual
depicting the area that would be replaced.
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Commissioner Pesce asked if it would extend right up to the property line. Mr. Tomei answered no, only a 6-foot extension. He
said there will be a gap between the patio/decks and the property line. The space is private and only residents can access it.
Commissioner Cooper said that the original PUD did not include balconies. Mr. Mitchell said the balcony concept was pulled in
favor of decks, mostly due to a supply-side issue. This resulted in giving little thought to the side yard.
Commissioner Cooper said his impression was that decks and patios were proposed before and then modified, and now the
developer is trying to get them back. Mr. Mitchell said he could understand why the Commission had that impression, but that is
not the case. It was a misstep in the development. We are trying incrementally to improve the building and to correct what we
missed the first time around.
Mr. Tomei said we are adding 7 balconies to these specific units, not trying to go back on something we wanted before. He said
this is thoughtful design and development.
Chairman Loftus said the Village had a previous experience with a developer who asked for a PUD amendment twice before and
blamed the Village codes for being too rigid.
Commissioner Arango asked if the residents above the area were complaining about the space. Mr. Micthell said no, there is a
drastic difference in views between the second and third floors.
Commissioner Kreuzer asked about the issues with arborvitaes. Mr. Mitchell said they would provide privacy screening, which is
why he would like to install them, but they are outside the scope of the PUD amendment.
Commissioner Kreuzer asked if there was an issue of car lights from the parking lot shining into the units. Mr. Mitchell said no,
they want to avoid installing a privacy fence. The goal is to solve the issue of the incomplete space and to invest more in
landscaping.
Mr. Harper said the Village code is very specific in that a landscaping plan would require a separate PUD amendment.
Chairman Loftus asked how much the of building was rented. Mr. Mitchell said the building was 85% leased and the residents
seem happy. Chairman Loftus asked what the percentage would be if the eight units in question were leased, and Mr. Mitchell
said 8% more.
Commissioner Morrison said that the Commission was informed that landscaping was not thriving in the area in question, so
would it be feasible to plant more trees? Mr. Mitchell said that arborvitaes were recommended by the nursery. Commissioner
Morrison asked if the lilac bushes (currently planted) were thriving. Mr. Mitchell said yes, they are doing well but do not provide
privacy in winter when they are not in bloom.
Commissioner Morrison asked staff if the Commission could approve amendment with the condition that arborvitaes be planted,
thus negating the need for the petitioner to submit a separate amendment request later. Mr. Harper said no because the public
notice did not include trees. It only spoke to the deck and the patios and did not mention plants.
Commissioner Cooper said it would behoove the petitioner to get more information on the plantings before the Commission
considered it anyway.
Commissioner Kreuzer said he noticed that Glenwood Station was installing more lights on the exterior of the building. Mr.
Mitchell said that lumens-output testing was conducted on the new sconces and they are dark-sky friendly. Commissioner
Kreuzer complimented the look of the sconces and Mr. Mitchell said he appreciated the feedback.
Chairman Loftus asked about public access to the area in question, and Mr. Mitchell confirmed it was for resident-only access.
There were no further questions. Chairman Loftus asked staff if any members of the public had submitted email or written
comments to the Village. There were none.
Hearing no other questions, Chairman Loftus asked for a motion to close the public hearing. Commissioner Pesce motioned.
Commissioner Morrison seconded the motion. All voted in favor of the motion.
Commissioner Pesce said the petitioner should have thought about appearance and engineering issues before, but that doesn’t
matter now and they are moving forward. He said he would approve the amendment.
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Chairman Loftus said he is shell-shocked by former developers repeatedly asking for PUD amendments, so he felt leery of the
request. He said this is different from that experience, and they are not trying to pull the wool over our eyes, so he is supportive
of the amendment. Chairman Loftus said if they were requesting balconies on the whole north side of the building, he would say
no to that.
Commissioner Kreuzer said this is an opportunity to improve the property, and he supports the amendment.
Commissioner Cooper said he will vote no because he doesn’t want it to be on the consent agenda for the Village Board. He
complimented Holladay Properties, but the current PUD took a long time to get to. He thinks the Village Board should talk more
about it, so he will vote no.
Seeing no other comments, Chairman Loftus asked for a motion to vote on the PUD Amendment. Commissioner Pesce motioned.
Commissioner Kreuzer seconded. The Commission voted 4-2 in favor of the motion with Commissioners Cooper and Arango
dissenting.
Chairman Loftus requested a motion to approve the Finding of the Facts document. Commissioner Morrison motioned.
Commissioner Pesce seconded. Commissioner Morrison read the Finding of Facts aloud. The motion was passed by a vote of 4-
2, with Commissioners Cooper and Arango dissenting.
3) Pre-application of 451 Duane Street.
Mr. Harper presented the pre-application of 451 Duane Street. Developer and owner of the property, John Messina, proposed a
residential building concept in 2025 and he has returned with a proposal for an office building concept. The proposed 3-story
office building would be made primarily of masonry, and the height would be well below the maximum height limit in the
downtown district.
Mr. Harper cited two areas of concern. One is that the Village has requirements for visibility triangles on corner lots, and about
57 feet of the building is located in the triangle. This is not uncommon. The other issue is that code requires new impervious
surfaces to be set back 2% of the lot width and this proposal has the impervious surface at the lot line. The landscaping islands
will require a modification to be smaller than required by Village Code. The Code requires that coverage of all buildings and
structures does not exceed 50% of the lot area and this proposal is 51% of the lot area. Mr. Harper showed the building elevations
on the PowerPoint display.
The staff report noted that the concept would require 29 parking spaces by Village Code. Harper said this will be moot starting
June 1, 2026, when a new Illinois state law takes effect that supersedes local parking ordinances if they are within a half mile of a
public transportation hub. This would be the Village’s first case of a development in the downtown district that is affected by this
new law.
Commissioner Pesce asked how this request was different from the developer’s proposal in 2025.
The petitioner, John Messina, was present at the meeting with Jeff Budgell, Architect. Mr. Messina spoke to the proposal saying
the stormwater works better and there is a larger footprint for the building. He added that he has a client who sells medical
equipment and has needs for storage, and that is what generated this concept.
Chairman Loftus asked how not requiring parking would affect the back of the building. Mr. Harper answered no impact because
of the lot coverage. Mr. Messina said there is public parking across the street, and he has studied the traffic there. He reported
that at peak times the parking lot is 80% full.
Chairman Loftus asked who was the target audience of the office space? Mr. Messina said that the medical supply client was
interested in leasing the whole building.
Commissioner Arango asked if retail space was included, and Mr. Messina answered no. She asked about parking for employees.
Mr. Messina said they could park across the street in public parking, noting the client has 6-7 employees.
Chairman Loftus asked about commuter parking and Blue Dot parking, and Mr. Harper answered.
Commissioner Pesce commented that the current mix of the neighborhood is both office and residential.
Chairman Loftus asked the petitioner if he will sell the building. Mr. Messina answered possibly, as he works in real estate.
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Commissioner Cooper commented that the Village’s Comprehensive Plan favors the C5B district to be residential. Mr. Harper
said the Village strategic plan calls it “transitional” and recommends that residential lots be considered as a use in C5B.
Mr. Messina passed out paper copies of the building concept. Chairman Loftus commented that the building was handsome and
the Village could possibly get some tax dollars from it.
Commissioner Arango asked about outside illumination. Mr. Messina said they would meet Village requirements.
Commissioner Cooper asked to clarify the Commission’s role in considering this proposal. Mr. Harper said that any new building
in the district requires a PUD. Cooper asked what is the standard by which the Commission may make a determination. Mr.
Harper called up the Code and read the evaluation factors.
Chairman Loftus asked if a traffic study was required. Mr. Harper answered that it is not specified, noting that the Community
Development Director has authority to waive certain supporting documentation requirements if it is not pertinent to the
development proposal.
Chairman Loftus said he thinks the Commission should move the proposal forward and he liked the look of the building.
Commissioner Cooper said he thought the building was attractive, but he would like to see the lot used for residential purposes.
Chairman Loftus asked what would be required to convert the proposal to residential. Mr. Harper said the new state law about
parking near transportation hubs applies to residential buildings, too. Mr. Messina added that his previous proposal was
residential, but it was not feasible for the lot.
Commissioner Morrison complimented Mr. Messina on the look of the building, but she did not think the elevations resemble
what it is depicted the rendering. She said she would like to see how this building will impact the residential home next door.
Being 4 feet from their property line, that is a concern to her. She would like to see how this building will be in relation to the
buildings surrounding it. Commissioner Morrison thinks it may dwarf the other buildings, but other than that, she was OK with
the concept.
Commissioner Morrison said it would be helpful to get approval from the neighbors. Mr. Messina said he was working with St.
Petronille Church and was waiting to hear from them.
E. Trustee Liaison’s Report
In Mr. Thompson’s absence, Trustee Kelli Christiansen reported highlights from the February 23, 2026, meeting of the Village
Board:
• Eighty (80) homes were completed in the Lead Service Line Replacement program since January 1.
• The Board approved the 2026 streetscape work throughout the Village.
• The Board completed their third meeting to discuss the Strategic Plan; the next steps involve meeting with Village
staff.
• The Board approved banning e-bikes on any sidewalk throughout the Village. E-scooters are banned based on the type
of e-scooter which presents a complication for enforcement.
F. Chairman’s Report.
None was presented.
G. Staff Report.
Mr. Harper reported:
• The March Plan Commission meeting will consider a salon proposal.
• The March Historic Plan Commission will review signage for an historic plaque to be displayed at the new Metra
Station.
• The March Zoning Board of Appeals will consider a garage issue.
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• The official Zoning Map will be presented for approval on the March 9, 2026, meeting Village Board. The map
includes zoning changes for Ackerman Park and the Full Circle Communities development on Taft Avenue.
• The Zoning Code revision project will invite groups of stakeholders for interviews in 3 sessions. The sessions will take
place in March. Two are residential-focused, and one will focus on the commercial zoning code.
Commissioner Cooper asked how the stakeholders are determined. Mr. Harper said the first group includes professional
residential builders and engineers who work extensively in Glen Ellyn. The second residential group will include members of
different commissions and people who have taken an interest in zoning code issues based on project experiences they had with
the Village. The commercial group will include commercial property developers and owners that the Village has worked with in
the past 5 years.
Commissioner Cooper asked if they are focused on facilitating the process as opposed to overall land-use. Mr. Harper said this
phase sets the stage for the next round when the Village will open it to input from the public.
Commissioner Morrison asked if minutes or reports would be available that the Plan Commission could view. Mr. Harper said he
didn’t know, but the meetings will be recorded. Commissioner Morrison asked if the interviews will be conducted during the day
or evening. Mr. Harper said two during the day, and one in the evening.
Chairman Loftus said the Glen Ellyn Historical Society is erecting four exhibits along the Illinois Prairie Path and asked if the
Village was involved. Mr. Harper said that whoever is installing the signs will be required to have a sign permit.
Chairman Loftus asked if the Glen Ellyn Arts Council Mural Competition installation would have to be considered by the Plan
Commission for variations. Mr. Harper said the Village has other codes that address murals and beautification displays.
There was no other business before the commission. Chairman Loftus asked for a motion to adjourn. Commissioner Kreuzer
motioned. Commissioner Arango seconded. All voted in favor of the motion.
The meeting was adjourned at 10:32 p.m.
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Agenda
Agenda
Village of Glen Ellyn
Plan Commission Meeting
Thursday, February 26, 2026
7:00 PM
Glen Ellyn Civic Center, Galligan Board Room
Visitors are most welcome to attend all public meetings and can find copies of the Agenda online at www.glenellyn.org
prior to the meeting. Any individual with a disability requiring reasonable accommodation in order to participate in a
meeting should contact the Village of Glen Ellyn ADA Coordinator, 630-469-5000, at least five (5) business days
in advance of the next scheduled meeting.
A. Call to Order
B. Public Comment
C. Approval of Minutes
1) Review and Approval of the January 22, 2026, Plan Commission Meeting Minutes.
D. New Business
1) Public Hearing — 22W584 Ahlstrand Road, Minor Subdivision and Subdivision
Variations.
2) Public Hearing — 464 Glenwood Avenue, Glenwood Station Planned Unit
Development Amendment.
3) Pre-Application — 451 Duane Street, Office Building Planned Unit Development.
E. Trustee Liaison's Report
F. Chairman's Report
G. Staff Report
H. Other Business
I. Adjourn
Civility Pledge - In the interest of civility, I pledge to promote civility by listening, being respectful of others,
acknowledging that we are striving to support and improve our community, and understanding that we each may have
different ideas for achieving that objective.
Packet
Agenda
Village of Glen Ellyn
Plan Commission Meeting
Thursday, February 26, 2026
7:00 PM
Glen Ellyn Civic Center, Galligan Board Room
Visitors are most welcome to attend all public meetings and can find copies of the Agenda online at www.glenellyn.org
prior to the meeting. Any individual with a disability requiring reasonable accommodation in order to participate in a
meeting should contact the Village of Glen Ellyn ADA Coordinator, 630-469-5000, at least five (5) business days
in advance of the next scheduled meeting.
A. Call to Order
B. Public Comment
C. Approval of Minutes
1) Review and Approval of the January 22, 2026, Plan Commission Meeting Minutes.
D. New Business
1) Public Hearing — 22W584 Ahlstrand Road, Minor Subdivision and Subdivision
Variations.
2) Public Hearing — 484 Glenwood Avenue, Glenwood Station Planned Unit
Development Amendment.
3) Pre-Application — 451 Duane Street, Office Building Planned Unit Development.
E. Trustee Liaison's Report
F. Chairman's Report
G. Staff Report
H. Other Business
I. Adjourn
Civility Pledge - In the interest of civility, I pledge to promote civility by listening, being respectful of others,
acknowledging that we are striving to support and improve our community, and understanding that we each may have
different ideas for achieving that objective.
Page 1 of 166
Glen Ellyn Plan Meeting 2/26/2026 7:00 PM
Commission Department: Community Development
535 Duane Street Department Head: Jennifer Henaghan
Glen Ellyn, IL 60137 Category: Minutes
Prepared By: Daniel Harper
AGENDA ITEM (ID DOC ID: 2026-140
# 2026-140)
Review and Approval of the January 22, 2026, Plan Commission
Meeting Minutes.
Statement of the Issue:
Review and Approval of the January 22, 2026, Plan Commission Meeting Minutes.
Analysis:
Review and Approval of the January 22, 2026, Plan Commission Meeting Minutes.
Budget Impact:
Contribution to Strategic Plan
Action Requested:
Review and Approval of the January 22, 2026, Plan Commission Meeting Minutes.
Attachments:
1. DRAFT_Plan_Commission_1.22.26 Minutes
Page 2 of 166
DRAFT MINUTES
Glen Ellyn Plan Commission Meeting
Thursday, Jan. 22, 2026, at 7:00 PM
Glen Ellyn Civic Center
Galligan Board Room
A. Call to Order and Roll Call
Commissioner Cooper called the meeting to order at 7:00 p.m. and explained the Plan Commission's function and operating
procedure as an advisory body. He described the public hearing protocol including for public comment and announced that
comments would be recorded.
Roll was called.
Plan Commissioners, Arango, Brown, Cooper, Doughtery, Kreuzer, and Morrison are present.
Chairperson Loftus, Commissioner Pesce and Wyant were absent.
Also in attendance: Steve Thompson, Village Trustee., Jennifer Hennigan, Community Development Director, Daniel Harper,
Planning Manager, and Adriana Ohl Zamora, Recording Secretary.
Motion to Appoint Commissioner Cooper to be Acting Chairperson was made by Commissioner Arango, Commissioner Kreuzer
seconded. The motion passed by voice vote.
B. Public Comment (non-agenda items)
There was no off-agenda audience comment.
C. Approval of Minutes
1. Review and Approval of the December 11,2025, Plan Commission Meeting Minutes
Commissioner Brown moved to approve the minutes, Commissioner Morrison seconded the motion, and the motion
passed by voice vote.
D. New Business
1. Pre-Application - 750 Roosevelt Road — Dutch Bros Drive-Through Restaurant
Mr. Harper presented on the pre-application below:
The subject site is located on the northwest corner of Roosevelt Road and Taylor Avenue, approximately 145 feet east of
Roosevelt Road’s intersection with Nicoll Avenue, currently zones as C4 Office Commercial. Pre-Application for potential drive-
through restaurant.
The proposed project consists of the demolition of the existing 3,831 square foot building, Danby’s Station Café, and the
construction of a new one-story, 1,250 square foot Dutch Bros Restaurant building with a drive-through. The project also calls for
the redevelopment of the site and would include updates to the parking lot and the underground of public utilities. The proposal
would include a possible sign variation and zoning variations. Exterior building plans for proposal were shown to Commissioners
along with Proposed Concept Site Plan.
A Special use permit is required for a restaurant with drive thru service. Mr. Harper explained that the proposal would likely
include a potential front yard setback and impervious surface setback variations and a possible IDOT request for an easement for
right of way. The site plan submitted by petitioner shows two stacking lanes, vehicle stacking on the site would allow for 25 cars.
Access to site is on Roosevelt Rd and an access easement from Nicoll Way. The applicant is not proposing any changes to
existing site access. Roosevelt Rd will be restricted to Right in Right out only and the design will be required to meet IDOT
standards. Parking on the site includes 17 parking stalls. There is no interior seating in restaurant as the restaurant is strictly drive
through and there is an outdoor patio space south of building. Landscape and lighting plan has not been provided at this point, but
when provided it will be part of special permit. With Right in Right out, the restaurant operators have proposed the ability to
block access from Roosevelt and circulate everyone towards Nicoll Way.
Page 3 of 166
Part of site area is affected by storm water, and they will have to do some engineering work to mitigate negative storm water
effects. The proposed elevations with signs was shown to Commissioners, noting that sign variations will have to be requested
for the number of wall signs. There is also potential for a variation request for an offsite sign on Nicoll Way to use as directional
signage.
Commissioner’s Questions:
The Commissioners all expressed concerns to Mr. Harper that included the following:
• Traffic impacts on Roosevelt Road.
• Traffic back up on Roosevelt
• Signage and where it would be located
• Walk up window and patio- cause for concern with regards to pedestrians crossing and car flow
Mr. Harper explained that a traffic study from Dutch Bros. has not been submitted. IDOT was supportive of Right in Right out,
request from Popeyes that they dedicate a 12ft easement for potential future IDOT expansion of Roosevelt Rd. Mr. Harper
explained that a potential access on Taylor was discussed but decided to go with proposed plan as presented.
The concept site plan of the proposed patio and walk-up window were shown to Commissioners. It was explained that there
would be crosswalks for pedestrians to walk up window and then they can walk directly into the patio. Existing sidewalks around
the proposed project would remain but no new sidewalks would be constructed.
Signage would include a monument sign, 6 wall signs; 3 with windmill and 3 with text. The signs would likely be illuminated
and require a variation request which is a typical request for drive-through restaurants on Roosevelt and Starbucks had similar
variations.
Petitioner Presentation
Ben Barad, CORE Acquisitions LLC, Real Estate Development- Spoke on the development of Dutch Bros. coffee and the traffic
concerns. He stated that Dutch Bros. is aware of traffic concerns and that they have employees take orders outside of the building
and that there are no menu boards. The business model also includes drink runners, and staff traffic controllers to direct traffic.
He confirmed that the order takers would have a cover over them. That a walk-up window is part of the development of Dutch
Bros. and that pre order is not available. It was clarified that the Coffee chain, has other locations within the area being planned to
open around the same time but was not at liberty to share the actual location. Opening several sites around the same time is part
of the traffic mitigation plan of Dutch Bros.
Mr. Barad was not able to answer all of the Commissioner questions as he represents the developer and not Dutch Bros. and was
asked to provide answers to the following questions:
1. Will there be any special promo days?
2. Is there a version of the sign that combines name and logo into one sign?
3. Will there be someone from Dutch Bros. at the meeting?
4. For large orders, will they have designated parking spots to have customers wait for their order to keep traffic moving?
5. Statistics on how many vehicles are waiting for coffee during high peak hours?
6. What consideration has been put and business model with concerns to traffic?
The Project Engineer for the site was available to answer questions pertaining to the permeable surface that is part of the project.
He stated that the middle area (referencing Concept Plan) would be a green space, to include but not limited to shrubs, and
landscaping would depend on how flood plan shapes out but would have no structures. He stated that there would be 3 planned
mobile web app parking spots as part of the plan.
Commissioners additionally asked the following questions:
1. Whether the site management suggestions of a future traffic plan is contractually enforceable?
2. How many fast-food restaurants in the village are open until Midnight?
3. What if we force an exit out on Nicole Way?
Mr. Harper, Village Planning Manager responded by stating that he does not believe the traffic plan is contractually enforceable,
and that he did not have information on hand on how many restaurants are open until Midnight. With regards to exiting on Nicoll
Way, it can be an option however we have to see if a traffic impact study would warrant that.
Page 4 of 166
Public Comment-
Norris Eber- He lives on Nicole Way and Taft and is concerned about using Nicole Way as a dumping place for all the traffic
generated by the concept, using as exit ways is fine. He thought it was a creative plan with the stacking and was familiar with
principals of this company. Nicole Way, traffic studies with Village were not taken into consideration. It is not the answer to
correct Roosevelt Rd traffic. May be work needed on variances and to be creative.
Nick Zaras, owner of Danby’s Station- Stated he was familiar with popeyes project and that he thinks the advantage here is the
simplicity of plan, a smaller space. Popeyes initially wanted to go left hand turn when going east, like the fact building is smaller
and simpler concept. The simplicity will make it work quicker, with no left-hand turn.
E. Trustee Liaison’s Report
• Strategic Planning Sessions last two weeks, exercises with consultants to envision goals for next 5 to 6 years.
• 189 East Rd, zoning variation approved.
• 167 Forrest Ave. was approved.
• Legacy shops variations was approved.
Cooper- Where do we stand in next stage of Zoning rewrite?
Mr. Harper- We have approved an agreement with a consultant for the zoning code rewrite project. February will be first meeting
to layout strategy and big picture plan internally, review zoning code, identify any changes we would like to have, identify public
input schedule. The plan is to have public meetings on regularly scheduled Zoning Commission Meeting dates. The project will
likely include 1 to 2 general open houses for interested residents. He stated that staff is identifying dates for stake holder meetings
that include builders, architects, and other professionals who frequently do business with the village. Target completion date is
February of 2027.
F. Chairman’s Report- None
G. Staff Report
• Legacy Shops variations approved.
• Maplewood Distillery sign variation approved, issued sign permits this week.
• 499 Anthony St, office with ground floor residential on top was approved.
• Glenwood station is applying for an amendment to the PUD to allow accessibility to the north landscaped area to
provide private amenities for north facing ground floor residents.
• 451 Duane- The applicant would like to do office concept, allowed use in C5B- requires pre application.
• State of Illinois approved a law that overrides local code and does not allow the village to enforce parking minimums
for development within a half-mail area of the Metra Station.
• Next agenda will have a request for subdivision variations, west side of Park on Ahlstrand, variation from subdivision
code.
H. Other Business
I. Adjourn 8:36PM
Page 5 of 166
Glen Ellyn Plan Meeting 2/26/2026 7:00 PM
Commission Department: Community Development
535 Duane Street Department Head: Jennifer Henaghan
Glen Ellyn, IL 60137 Category: Public Hearing
Prepared By: Daniel Harper
AGENDA ITEM (ID DOC ID: 2026-141
# 2026-141)
Public Hearing — 22W584 Ahlstrand Road, Minor Subdivision and
Subdivision Variations.
Statement of the Issue:
The petitioner, La Gambina Homes, Inc. has submitted an application for a minor plat of
subdivision and subdivision variations related to the proposed annexation of 22W584 Ahlstrand
Road.
Analysis:
REQUEST:
The petitioner requests approval of a minor plat of subdivision and subdivision variations to allow
for the proposed annexation of 22W584 Ahlstrand Road. Their plans include the demolition of the
existing home and subdivision of the existing property into two lots. The new lots will be developed
as two single family homes in the R1 Single Family Residential Zoning District. The project also
includes the extension of water and wastewater facilities to service the two new homes.
The Petitioner seeks the following variations from the Village’s Subdivision Code:
1. A variation from Section 11-4-4(M) to not provide streetlights along adjacent portions of
Ahlstrand Road and Oaklawn Drive.
2. A variation from Section 11-4-7 to not provide sidewalks along adjacent portions of Ahlstrand
Road and Oaklawn Drive.
BACKGROUND:
The subject property is unincorporated, is located on the north side of Ahstrand Road and is located
at the northeast corner of Ahlstrand Road and Oaklawn Drive. The property is currently developed
as a one-story home on an approximately 0.91 acre lot that is serviced by a well and septic system.
ZONING: Upon annexation, the two proposed properties would be zoned R1 Single Family
Residential as this would be consistent with the surrounding residential zoning. The surrounding
zoning and land use are as follows:
Land Use Zoning
North: Single-Family Residential Unincorporated
South: Single-Family Residential Unincorporated
Page 6 of 166
West: Single-Family Residential Unincorporated
East: Single-Family Residential R1 Single Family Residential
COMPREHENSIVE PLAN: The 2023 Comprehensive Plan future land use designation for the
subject property is Single-Family Detached. The proposal is in compliance with the Plan.
PUBLIC NOTICE: Notice of the public hearing was published in the February 10, 2026, edition
of the Daily Herald. Property owners within 250 feet of the property were notified by mail of the
public hearing and a placard was placed on the property.
PROJECT SUMMARY:
Minor Subdivision and Utilities
The applicant is proposing to subdivide the property into two residential lots. Upon annexation, the
two lots will be zoned R-1 Single Family Residenital. The proposed lots meet the minimum lot
requirements of Section 10-4-7(D) of the village Zoning Code and would conform upon annexation.
The property has some unique stormwater challenges based on the topographic conditions that are
accounted for in the form of stormwater easements located in rear and eastern side yards of the
proposed lots. Both lots will have drywells located in the front yards to account for these conditions.
The proposed plat has been reviewed by village engineering staff and would be in compliance with
village stormwater requirements.
As part of the development of these two properties, the applicant will be constructing an extension
of existing water and stormwater utilities along Ahlstrand Road. The two properties will be
disconnected from the existing well water and septic system and will be connected to the extended
village utility system. The proposed extensions have been reviewed by village public works engineers
and will be part of the overall development of the property.
Sidewalk Variation Request
The proposed development of the property requires the construction of sidewalks located on both
sides of the rights-of-way adjacent to all new and existing streets per Section 11-4-7 of the Village
Code. The applicant is requesting a variation of this requirement as there are currently no sidewalks
located within the existing subdivision, and they believe that constructing sidewalks on both sides of
Ahlstrand Road and Oaklawn Drive would be counter to the existing character of the
neighborhood. Please review the applicant's statement and application attached.
Village staff recommends that a variation from the sidewalk requirements be granted on the
condition that, in lieu of sidewalks being constructed on both sides of the right-of-way adjacent to
the property, the developer constructs a sidewalk adjacent to the property on the east side of
Oaklawn Drive only and the north side of Ahlstrand Road only with the sidewalk continuing east
and connecting to the existing sidewalk along S. Park Boulevard. This alternative design would act as
a pedestrian connection to the existing pedestrian infrastructure on Park Boulevard while still
maintaining the character of the neighborhood.
Street Lighting Variation Request
The proposed development of the property requires the construction of streetlights to be provided
throughout the subdivision as approved by the Public Works Director and in accordance with the
Page 7 of 166
standards for street lighting set forth in the Village of Glen Ellyn standards for the construction of
public improvements per Section 11-4-4(M) of the Village Code. The nearest village streetlight
facility is located north of the property along S. Park Boulevard and is approximately 1,750 linear
feet from the property along Ahlstrand Road and S. Park Boulevard. The applicant has requested a
variation of this requirement as providing street lighting would counter to the existing character of
the neighborhood. Please review the applicant's statement and application attached.
Village staff recommends that a streetlight be installed at the corner of Ahlstrand Road and Oaklawn
Drive in order to provide safety illumination for the three-way intersection.
Budget Impact:
Contribution to Strategic Plan
Action Requested:
The Plan Commission should consider the petitioner’s request for approval of a minor plat of
subdivision with subdivision variations and make a recommendation to the Village Board for
approval, approval with conditions, or denial. In reviewing the requested variations, the Commission
should consider the criteria in Section 11-3-11 of the Subdivision Code.
The Commission may wish to consider recommending that the following conditions be placed on
any approval:
1. The property shall be developed in substantial compliance with the site improvement plans and
that a sidewalk be constructed adjacent to the property on the east side of Oaklawn Drive only and
the north side of Ahlstrand Road only, with the sidewalk continuing east and connecting to the
existing sidewalk along S. Park Boulevard.
2. The property shall be developed in substantial compliance with the site improvement plans and
that a streetlight be installed at the corner of Alhstrand Road and Oaklawn Drive.
Attachments:
1. Aerial Map
2. Zoning Map
3. Application - Minor Subdivision
4. Application - Subdivision Variation
5. Plat of Subdivision
6. Site Improvement Plan Set
7. Staff Recommended Sidewalk and Streetlight Location Exhibit
Page 8 of 166
22W584 Ahlstrand Road - Aerial Map
Legend
0 100 200 Print Date: 2/12/2026 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Page 9 of 166
22W584 Ahlstrand Road - Zoning Map
Legend
Zoning and Development
Zoning
R1: Single Family Residential District
0 150 300 Print Date: 2/12/2026 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Page 10 of 166
VILLAGE OF GLEN ELLYN
Minor Subdivision
Application Packet
Community Development Department
535 Duane Street – Glen Ellyn, IL 60137 – Telephone 630.547.5250 – Fax 630.547.5370
Page 11 of 166
APPLICATION FOR MINOR SUBDIVISION
Date Filed: 9/24/2025 Application No: 2025-0043
Name of Applicant: La Gambina Homes Inc.
Address of Applicant: 22w601 Ahlstrand Rd. Glen Ellyn, IL 60137
Property Interest of Applicant: Owner
Name of Owner: La Gambina Homes Inc
Address of Owner: 53 E Saint Charles Rd Villa Park IL, IL 60181-2465
Contacts:
Type Name Address
La Gambina Homes 22w601 Ahlstrand Rd. Glen
Petitioner Inc. Ellyn, IL 60137
La Gambina Homes 22w601 Ahlstrand Rd. Glen
Web Administrator Inc. Ellyn, IL 60137
La Gambina Homes 53 E Saint Charles Rd Villa
Parcel Owner Inc Park IL, IL 60181-2465
Property Address: 22W584 Ahlstrand Rd
Project Name: Web Project
Project Description: Minor subdivision with 2 variation requests
Legal Description of Property:
Lot 89 in first addition to Ahlstrand's arboretum estates, being a subdivision of part of sections
26 and 27, township 39 north, range 10 east of the third principal meridian, according to the plat
thereof recorded April 6, 1955, as document 752019, in DuPage county, Illinois.
Present Use: Single Family Residential
Requested Use / Construction: Single Family Residential
Requested Zoning Classification of Property: R1
Current Zoning Classification of Property: N.A.
Estimated Date to Begin New Use/Construction: 1/1/2026
Page 12 of 166
Narrative Statement:
The existing lot we are proposing to subdivide (along with annexation into Glen Ellyn) into two
separate Residential single-family lots consistent with the character of the neighborhood, and the
property directly to the east which were split from a single lot into two lots and then had two single
family homes built upon them. There will be a net increase of 1 dwelling unit as there presently
is one unit currently on a well and septic system, which will be removed in its entirety, and the
two constructed homes will be connected to an extension of the village water and wastewater
utilities.
APPROVAL STANDARDS:
1. Please describe how the proposed subdivision meets the following criteria: The proposed
subdivision conforms to the provisions set forth in this Subdivision Ordinance, including
the rules and regulations referenced in Section 11-4-1 of the Subdivision Code:
The proposed subdivision meets these criteria as the proposed subdivision will conform
to the applicable rules and regulations as referenced in section 11-4-1 of the subdivision
code.
2. Please describe how the proposed subdivision meets the following criteria: Definite
provision has been made for a water supply system that is sufficient in terms of quantity,
dependability, and quality to provide an appropriate supply of water for the type of
subdivision proposed:
The proposed subdivision meets these criteria as the proposed subdivision is to provide
provisions for water supply system by extending the current water line (currently at the
property to the east) to both of these properties in accordance with the engineer’s drawings
and the village engineers’ approval.
3. Please describe how the proposed subdivision meets the following criteria: A public
sewage system is proposed, and adequate provision has been made for such system or, if
other methods of sewage disposal are proposed that such systems will comply with federal,
state, and local laws and regulations:
The proposed subdivision meets these criteria as the proposed subdivision is to provide
provisions for sewage supply system by extending the current sewage line (currently at the
property to the east) to both of these properties in accordance with the engineers drawings
Page 13 of 166
and the village engineers approval also complying with federal, state, and local laws and
regulations.
4. Please describe how the proposed subdivision meets the following criteria: All areas of the
proposed subdivision which may involve soil or topographical conditions presenting
hazards or requiring special precaution have been identified by the Subdivider and that the
proposed uses of these areas are compatible with such conditions:
The proposed subdivision meets this criteria as the proposed subdivision does not have any
hazards or any areas requiring special precaution. The current lot has been in existence as
a single family home for the last 60 + years and is not presenting any hazards, nor will the
subdivision create any.
5. Please describe how the proposed subdivision meets the following criteria: The proposed
subdivision will not be detrimental to the public health, safety and welfare:
The proposed subdivision will not be detrimental to the public health, safety and welfare,
anymore than any other two single family homes would be considered detrimental to the
public health, safety and welfare.
6. Please describe how the proposed subdivision meets the following criteria: No
development shall be approved if such development, at full occupancy, will result in or
increase traffic on an arterial or collector street to such an extent that the street does not
function at a level of service deemed acceptable by the Village. The applicant may propose
and construct the approved tragic mitigation measures to provide adequate roadway
capacity for the proposed development:
The proposed subdivision at full occupancy will not result in any meaningful increase in
traffic on any arterial or collector streets. There will be a net gain of one residential unit.
Page 14 of 166
VILLAGE OF GLEN ELLYN
Subdivision Variation
Application Packet
Community Development Department
535 Duane Street – Glen Ellyn, IL 60137 – Telephone 630.547.5250 – Fax 630.547.5370
Page 15 of 166
APPLICATION FOR SUBDIVISION VARIATION
Date Filed: 9/24/2025 Application No: 2025-0044
Name of Applicant: La Gambina Homes Inc.
Address of Applicant: 22w601 Ahlstrand Rd. Glen Ellyn, IL 60137
Property Interest of Applicant: Owner
Name of Owner: La Gambina Homes Inc
Address of Owner: 53 E Saint Charles Rd Villa Park IL, IL 60181-2465
Contacts:
Type Name Address
La Gambina Homes 22w601 Ahlstrand Rd. Glen
Petitioner Inc. Ellyn, IL 60137
La Gambina Homes 22w601 Ahlstrand Rd. Glen
Web Administrator Inc. Ellyn, IL 60137
La Gambina Homes 53 E Saint Charles Rd Villa
Parcel Owner Inc Park IL, IL 60181-2465
Property Address: 22W584 Ahlstrand Rd
Project Name: Web Project
Project Description: Minor subdivision with 2 variation requests
Legal Description of Property:
Lot 89 in first addition to Ahlstrand's arboretum estates, being a subdivision of part of sections
26 and 27, township 39 north, range 10 east of the third principal meridian, according to the plat
thereof recorded April 6, 1955, as document 752019, in DuPage county, Illinois.
Present Use: Single Family Residential
Requested Use / Construction: Single Family Residential
Requested Zoning Classification of Property: R1
Current Zoning Classification of Property: N.A.
Estimated Date to Begin New Use/Construction: 1/1/2026
Page 16 of 166
Narrative Statement:
We are requesting 2 variations. The first being a variation request from having to install street
lighting at the property (Village’s subdivision regulations 11-4-4-M). The second being a variation
request from having to construct sidewalks in the city's right of way (Village’s subdivision
regulations 11-4-7).
APPROVAL STANDARDS:
1. The granting of the variance will not be detrimental to the public safety, health, or
welfare or injurious to other property or improvements.::
The granting of both of these variances will not be detrimental to the public safety,
health, or welfare or injurious to other property or improvements because the lot currently
is a single-family residence without such improvements, we are proposing leaving it
within the character of the neighborhood which does not have these features.
2. The conditions upon which the request is based are unique to the property for which the
relief is sought, create substantial difficulty in developing the property and are not
generally applicable to other property.
The conditions upon which the request is based are unique to this property as it currently
rests in a neighborhood without such amenities, and adding them would 1) create an
eyesore of a property in the middle of a neighborhood without such features, and 2) since
these features do not border the current property would look out of place adding them to
these two properties.
3. Because of the particular physical surroundings, shape or topographical conditions of the
specific property involved, a particular hardship to the owner would result, as distinguished
from a mere inconvenience, if the strict letter of these regulations is carried out.
Due to the particular physical surroundings of these two lots as well as the topographical
conditions involved on the lots, it would not be practical to add both sidewalks and street
lighting to these properties. 1) There is a swale that brings water from the subdivision
where the sidewalk and streetlighting should be placed, preventing the installation of these
Page 17 of 166
features. 2) The sidewalk and street lighting do not fit in with the character of the
neighborhood which does not have these features
4. That the variation, if granted, will not alter the essential character of the locality.
The variation, if granted, will not alter the essential character of the locality. In fact, I
would argue that if the variations are not granted the essential character of the locality will
be altered in a negative manner and create an eyesore in the middle of the locality.
5. That the purpose of the variation is not based exclusively upon a desire to make more
money out of the property.
The purpose of the variation request is not based upon a desire to make more money out of
the property; it is based upon maintaining the character of the neighborhood. See I live
across the street from the subject property and would be disappointed to see streetlighting,
and a sidewalk to nowhere.
6. That the proposed variation will not: Diminish or impair property values within the
neighborhood.
The proposed variation will not diminish or impair property values within the
neighborhood. Conversely, I would argue that if the variations are not granted the property
values of the locality will be altered in a negative manner and create an eyesore in the
middle of the neighborhood.
7. That the proposed variation will not: Unduly increase traffic congestion in the public streets
and highways.
The proposed variation will not increase traffic congestion in the public streets and
highways. Requesting a variation to forgo street lighting and sidewalks will not increase
traffic congestion on public streets.
8. That the proposed variation will not: Result in an increase in public expenditures.
The proposed variation will not result in an increase in public expenditures, as the
neighborhood and community is not part of Glen Ellyn (The vast majority 95% is
unincorporated DuPage County), and this one property recently being subdivided in being
incorporated into the community.
9. That the variation is the minimum variation that will make possible the reasonable use of
the land.
Whether this is viewed as a single lot or as two lots, we would be seeking relief for the
same two variations as we are now. Therefore, I would say that yes this is the minimum
variation possible that we can request to make a reasonable use of this land.
Page 18 of 166
10. Whether or not the alleged difficulty or particular hardship has been created by any person
presently having an interest in the property or by the applicant.
No alleged difficulty or particular hardship has been created by any person presently having
an interest in the property or by the applicant.
Page 19 of 166
P.I.N. 05-26-303-007
2025-0189
DRAWN: REW(EP) CHECKED: JH
DWG. SIZE: D
LEGEND
BOUNDARY LINE =
ANGELA'S SUBDIVISION
DATE: 06/19/2025
ADJACENT LOT LINE = OWNER NAME & ADDRESS: DEVELOPER NAME & ADDRESS:
PROJECT NO.
OF
REFERENCE:
EXISTING EASEMENT LINE = LA GAMBINA HOMES, INC. LA GAMBINA HOMES, INC.
53 E ST CHARLES RD 53 E ST CHARLES RD
BOOK:
PROPOSED EASEMENT LINE =
PART OF SECTION 26, TOWNSHIP 39 NORTH, RANGE 10 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO
Ridgeline
WHEATON IL 60187 WHEATON IL 60187
PROPOSED STORMWATER
MANAGEMENT EASEMENT = THE PLAT THEREOF RECORDED APRIL 6, 1955 AS DOCUMENT 752019, IN DUPAGE COUNTY, ILLINOIS.
HEREBY GRANTED
SURVEYOR NAME & ADDRESS:
RIDGELINE CONSULTANTS, LLC
1661 AUCUTT ROAD
ABBREVIATION LEGEND MONTGOMERY, IL 60538
E = EAST
E'LY = EASTERLY
North
REVISED PER VILLAGE COMMENTS DATED 11-13-25 (REW)
(M) = MEASURED DISTANCE
AREA TABLE
REVISED PER VILLAGE MEMORANDUM DATED 09-09-25
Scale 1" = 20' N = NORTH
N'LY = NORTHERLY
PROPOSED LOT 1 22,308 SF / 0.512 AC
P.O.B. = POINT OF BEGINNING FOUND 34" IRON PIPE PROPOSED LOT 2 17,594 SF / 0.404 AC
@ CORNER
P.O.C. = POINT OF COMMENCEMENT
TOTAL AREA SUBDIVIDED 39,902 SF / 0.916 AC
(R) = RECORD DISTANCE
R.O.W. = RIGHT OF WAY ** 10' P.
U.
S = SOUTH HERE & D.E. SET 1/2" IRON PIPE
GRAN BY
S'LY = SOUTHERLY * LOT 125 @ CORNER
W = WEST TED
N14° 140.1
4'
S75°
47' 2
W'LY = WESTERLY
1 2' 10' P. NOTES:
250.0 1"E (M) U.
OWNERS CERTIFICATE 32.45 39"E 250.1 ' (R) HERE & D.E. 1) ALL MEASURED BEARINGS SHOWN HEREON ARE BASED ON NAD 83 ILLINOIS
GRAN BY
4' (M
' ) COORDINATE SYSTEM, EAST ZONE (2011 CORRECTION) AS DETERMINED BY USE OF
STATE OF ILLINOIS ) TED GPS EQUIPMENT USING TRIMBLES VRS NETWORK AND EQUIPMENT. DESC
COUNTY OF DUPAGE ) SS 10' P. *210.
U. 20'*
RIVE HERE & D.E. 2) SURVEY FIELD WORK COMPLETED ON 6-13-2025.
10-14-25 12-10-25
SET CONCRETE
THIS IS TO CERTIFY THAT THE UNDERSIGNED IS THE OWNER OF THE LAND DESCRIBED IN THE ANNEXED GRAN BY N75°
47' 21 MONUMENT @ CORNER DATE
PLAT, AND THAT HE HAS CAUSED THE SAME TO BE SURVEYED AND SUBDIVIDED, AS INDICATED THEREON, TED 5' P.U
OAK
.) "W .& 110.0 3) ALL MONUMENT TIES ARE MEASURED PERPENDICULAR TO THE PROPERTY LINE(S).
FOR THE USES AND PURPOSES THEREIN SET FORTH, AND DOES HEREBY ACKNOWLEDGE AND ADOPT THE .O.W 78.17 HERE D.E. 0'
'
LAW
GRAN BY
REVISION
SAME UNDER THE STYLE AND TITLE THEREON INDICATED. (66' R TED
N D
1 2
I HEREBY DEDICATE FOR PUBLIC USE THE LANDS SHOWN ON THIS PLAT FOR THOROUGHFARES, STREETS, 136.9 *
' 29"W
ALLEYS, AND FACILITIES; AND I HEREBY ALSO RESERVE FOR THAT COMPANY OR COMPANIES WHICH HAVE 7 ' (M COUNTY CLERK CERTIFICATE
N10° 11
136.9 )
BEEN GRANTED BY THE VILLAGE OR OTHER ENTITIES WITH THE POWER TO DO SO, FRANCHISES WITHIN *
1 7' STATE OF ILLINOIS ) SS
** 160.60'053"E (M)
THE VILLAGE FOR UTILITY SERVICES, INCLUDING NATURAL GAS, ELECTRICITY, TELEPHONE, WATER, SEWER, *
19.27'
CABLE AND OTHER SIMILAR ENTITIES THE EASEMENT PROVISIONS, WHICH ARE STATED ON THEIR STORMWATER MANAGEMENT * 5' P.U 10' PU COUNTY OF DUPAGE )
.&
STANDARD FORM, WHICH IS ATTACHED HERETO.
) EASEMENT HEREBY GRANTED HERE D.E. N75° 47' B
EASE LIC UTIL
.0' (R ( ) (TYP.) GRAN BY 21"W
74.16
M
DOC. ENT PER Y
IT
Illinois Professional Design Firm No. 184-004766
160 ' (M) *
TED ' 75201
Ridgeline Consultants LLC
THIS IS TO CERTIFY, AS OWNER OF THE PROPERTY DESCRIBED HEREIN AND LEGALLY DESCRIBED ON THE 9 I, _____________________________, COUNTY CLERK OF DUPAGE COUNTY, ILLINOIS, DO HEREBY CERTIFY
PLAT, THAT I HAVE DETERMINED TO THE BEST OF MY KNOWLEDGE AND BELIEF THAT EACH OF THE
SUBJECT LOTS LIE WHOLLY WITHIN (NAME SCHOOL DISTRICTS(S)). N14° THAT THERE ARE NO DELINQUENT GENERAL TAXES, NO UNPAID FORFEITED TAXES, AND NO REDEEMABLE
1661 Aucutt Road, Montgomery, IL 60538
LOT 1 6"
W
TAX SALES AGAINST ANY OF THE LAND INCLUDED IN THE ANNEXED PLAT. GIVEN UNDER MY HAND AND
____________________________________ '1
22,308 SF ' 6' 05 3'
0.512 ACRES 69.96 159.9 2° 9.8 SEAL AT WHEATON, DUPAGE COUNTY, ILLINOIS, THIS _______ DAY OF ___________, A.D. 20___.
____________________________________ TES N4 2
M ESTA
PH: 630.801.7927 FAX: 630.701.1385
(ADDRESS) RE T U
ARBO
ST RAND'S
DATED THIS _______ DAY OF ___________, A.D. 20___.
I T I ON TO AHL ________________________________
T ADD COUNTY CLERK
Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
E
160.0 9"W (M)
IN FIRS
LOT 89 16' 19
S14°
FOUND 34" IRON PIPE
" LOT 2
16'
)
0.02' E'LY & 0.29' N
159.9 ' (R)
3' (M
N14° *126. 19"W
Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
NOTARY CERTIFICATE 17,594 SF
16' 1
'
51'*
0.404 ACRES 69.93 LOT 53
STATE OF ILLINOIS ) 93'* RECORDER CERTIFICATE
) SS ) 10' P. S14°
' (R (M)
COUNTY OF DUPAGE (M)
*159.
** 23' (R)
U. S75°
23.03' °00 9" HERE & D.E. 48'
25.98 27"E
STATE OF ILLINOIS ) SS
90 °54'4
I, ___________________________, A NOTARY PUBLIC IN AND FOR SAID COUNTY, IN THE STATE "E
COUNTY OF DUPAGE )
GRAN BY ' STORMWATER MANAGEMENT 16' 19
AFORESAID, DO HEREBY CERTIFY THAT __________________________________, PERSONALLY KNOWN 89 TED EASEMENT HEREBY GRANTED
THIS INSTRUMENT NO. ________________________________ WAS FILED FOR RECORD IN THE
TO ME TO BE THE SAME PERSONS WHOSE NAMES ARE SUBSCRIBED TO THE FOREGOING INSTRUMENT AS ARC = 36.16' (M) N14° ( ) (TYP.)
N14°
SUCH OWNERS, APPEARED BEFORE ME THIS DAY IN PERSON AND ACKNOWLEDGE THAT THEY SIGNED THE RADIUS = 23.00' (M) 23' (R) 11'
40.00 42"E
23.03' RECORDER'S OFFICE OF DUPAGE COUNTY AFORSAID, ON THIS ___________ DAY OF _____________ A.D.,
ANNEXED PLAT AS THEIR OWN FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES THEREIN SET CHL = 32.55' (M) ** 23' (R(M)
CHB = N30°45'43"W (M) )
'
FORTH.
CONSULTING ENGINEERS - LAND SURVEYORS
10' P. 20______AT _______ O'CLOCK ___M.
CONSULTANTS
U. S75°
HERE & D.E.
48'
GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS _______ DAY OF _______ , A.D. 20___. SET CONCRETE 39.00 12"E
GRAN BY
MONUMENT @ CORNER 117.1 '
FOUND 21" IRON PIPE 3'
0.37' N'LY & 0.02' W
*
TED N14°
12'
_______________________________________ *39.9 _____________________________________________
40.00 10"E
NOTARY PUBLIC 5'* RECORDER
* *
227.1
3' (M '
250 )
** 250 .0' (R)
N75° .1 7
CERTIFICATE AS TO SPECIAL ASSESSMENTS 48' 1 ' (M) ** 110.0 STATE OF ILLINOIS ) SS
8"W SET 1/2" IRON PIPE 0' COUNTY OF KANE )
(M) @ CORNER *
STATE OF ILLINOIS ) SS AHLS *49.9
5'*
COUNTY OF DUPAGE ) (PLAT TRAN FOUND 21" IRON PIPE THIS IS TO CERTIFY THAT I, JIANFENG HUA,AN ILLINOIS PROFESSIONAL LAND SURVEYOR, HAVE SURVEYED
AS V D ROA *
TED
ALL D * 0.06' S'LY & 0.59' E'LY AND SUBDIVIDED THE FOLLOWING DESCRIBED PROPERTY:
(66' R E
.O.W Y VIEW R
.) D.)
I, ____________________________________, VILLAGE COLLECTOR OF THE VILLAGE OF GLEN ELLYN, DO LOT 89 IN FIRST ADDITION TO AHLSTRAND'S ARBORETUM ESTATES, BEING A SUBDIVISION OF PART OF
HEREBY CERTIFY THAT THERE ARE NO DELINQUENT OR UNPAID CURRENT OR FORFEITED SPECIAL ** SECTIONS 26 AND 27, TOWNSHIP 39 NORTH, RANGE 10 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ASSESSMENTS OR ANYDEFERRED INSTALLMENTS THEREOF THAT HAVE BEEN APPORTIONED AGAINST THE ACCORDING TO THE PLAT THEREOF RECORDED APRIL 6, 1955 AS DOCUMENT 752019, IN DUPAGE COUNTY,
TRACT OF LAND INCLUDED IN THE PLAT.
ILLINOIS.
DATED AT GLEN ELLYN, DUPAGE COUNTY, ILLINOIS, THIS _______ DAY OF ___________ , A.D. 20___. AS SHOWN BY THE ANNEXED PLAT, WHICH IS A CORRECT REPRESENTATION OF SAID SURVEY AND
SUBDIVISION. ALL DISTANCES ARE SHOWN IN FEET AND DECIMALS THEREOF. I FURTHER CERTIFY THAT
ALL REGULATIONS ENACTED BY THE VILLAGE BOARD RELATIVE TO PLATS AND SUBDIVISIONS HAVE BEEN
___________________________________ STORMWATER MANAGEMENT EASEMENT PROVISIONS PUBLIC UTILITY AND DRAINAGE EASEMENT PROVISIONS COMPLIED WITH IN THE PREPARATION OF THIS PLAT.
VILLAGE COLLECTOR
EASEMENTS ARE RESERVED FOR AND GRANTED TO THE VILLAGE OF GLEN ELLYN FOR PURPOSES OF EASEMENTS ARE RESERVED FOR AND GRANTED TO THE VILLAGE OF GLEN ELLYN (“VILLAGE”) AND TO
I FURTHER CERTIFY THAT THE PROPERTY SHOWN ON THE PLAT HEREON DRAWN IS SITUATED WITHIN THE
PROVIDING ADEQUATE STORMWATER DRAINAGE CONTROL, TOGETHER WITH REASONABLE ACCESS THOSE PUBLIC UTILITY COMPANIES OPERATING UNDER FRANCHISE OR CONTRACT WITH THE VILLAGE CORPORATE LIMITS OF THE VILLAGE OF GLEN ELLYN WHICH HAS ADOPTED A COMPREHENSIVE PLAN AND
THERETO. SAID EASEMENTS SHALL BE PERPETUAL AND SHALL RUN WITH THE LAND AND SHALL BE BINDING INCLUDING, BUT NOT LIMITED TO, COMMONWEALTH EDISON COMPANY, NICOR GAS COMPANY,
22W584 AHLSTRAND ROAD
WHICH IS EXERCISING THE SPECIAL POWERS AUTHORIZED BY DIVISION 12 OF ARTICLE II OF ILLINOIS
LA GAMBINA HOMES
VILLAGE BOARD CERTIFICATION UPON THE DECLARANT, ITS SUCCESSORS, HEIRS, EXECUTORS AND ASSIGNS. TO ENSURE THE INTEGRITY ASTOUND/RCN, ILLINOIS BELL TELEPHONE COMPANY DBA A.T.&T. CABLE COMPANY, COMCAST AND THEIR MUNICIPAL CODE AS HERETOFORE AND HEREAFTER AMENDED AND THAT BASED UPON A REVIEW OF THE
OF THE STORMWATER FACILITIES, NO OBSTRUCTION SHALL BE PLACED, NOR ALTERATIONS MADE, SUCCESSORS AND ASSIGNS OVER ALL THE AREAS MARKED “PUBLIC UTILITY AND DRAINAGE EASEMENT” ON FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) FLOOD INSURANCE RATE MAP COMMUNITY
STATE OF ILLINOIS ) INCLUDING ALTERATIONS IN THE FINAL TOPOGRAPHICAL GRADING PLAN WHICH IN ANY MANNER IMPEDE OR THE PLAT FOR THE PERPETUAL RIGHT, PRIVILEGE, AND AUTHORITY TO CONSTRUCT, RECONSTRUCT, PANEL 17043C0154J WITH AN EFFECTIVE DATE OF 08/01/2019, IT IS MY OPINION THAT THE PROPERTY
COUNTY OF DUPAGE ) SS DIMINISH STORMWATER DRAINAGE OR STORAGE IN, OVER, UNDER, THROUGH OR UPON SAID EASEMENT SURVEY, REPAIR, INSPECT, MAINTAIN, AND OPERATE VARIOUS UTILITY TRANSMISSION AND DISTRIBUTION PLATTED HEREON IS NOT LOCATED WITHIN A SPECIAL FLOOD HAZARD AREA.
AREAS. IN THE EVENT SUCH OBSTRUCTION OR ALTERATIONS ARE FOUND TO EXIST, OR IF THE PROPERTY SYSTEMS AND INCLUDING WATER MAINS, STORM AND/OR SANITARY SEWERS, TOGETHER WITH ANY AND
OWNER OTHERWISE FAILS TO PROPERLY MAINTAIN THE STORMWATER FACILITIES AND EASEMENTS OR ALL NECESSARY MANHOLES, CATCH BASINS, CONNECTIONS, APPLIANCES, AND OTHER STRUCTURES AND I HEREBY AUTHORIZE A REPRESENTATIVE FROM THE VILLAGE OF GLEN ELLYN TO RECORD THIS PLAT.
APPROVED BY THE PRESIDENT AND VILLAGE BOARD OF THE VILLAGE OF GLEN ELLYN, DUPAGE COUNTY, CHANGES THE CHARACTER OF THE STORMWATER FACILITY, THE VILLAGE OF GLEN ELLYN SHALL, UPON APPURTENANCES AS MAY BE DEEMED NECESSARY BY SAID VILLAGE OVER, UPON, ALONG, UNDER, AND
GLEN ELLYN, ILLINOIS
SEVENTY-TWO (72) HOURS PRIOR NOTICE TO THE PROPERTY OWNER, HAVE THE RIGHT, BUT NOT THE DUTY, THROUGH, SAID INDICATED EASEMENT, TOGETHER WITH RIGHT OF ACCESS ACROSS THE PROPERTY FOR
ILLINOIS, THIS _______ DAY OF ___________, 20___. GIVEN UNDER MY HAND AND SEAL AT MONTGOMERY, ILLINOIS THIS 9TH DAY OF JULY, A.D. 2025.
TO PERFORM, OR HAVE PERFORMED IN ITS BEHALF, ANY MAINTENANCE WORK TO OR UPON THE NECESSARY WORKERS AND EQUIPMENT TO DO ANY OF THE ABOVE WORK.
STORMWATER FACILITIES OR TO REMOVE SAID OBSTRUCTION OR ALTERATIONS OR TO PERFORM OTHER THE RIGHT IS ALSO GRANTED TO CUT DOWN, TRIM, OR REMOVE ANY TREES, SHRUBS, PLANTS, FENCES,
SIGNED ___________________________ ATTEST __________________________ MAINTENANCE, REPAIR, ALTERATION OR REPLACEMENT AS MAY REASONABLY BE NECESSARY TO ENSURE PAVEMENT OR OTHER IMPROVEMENTS ON THE EASEMENT THAT INTERFERE WITH THE OPERATION OF THE
PRESIDENT CLERK THAT ADEQUATE STORMWATER STORAGE AND DRAINAGE FACILITIES, AND APPURTENANCES THERETO, RIDGELINE CONSULTANTS LLC
SEWERS OR OTHER UTILITIES WITH NO REQUIREMENT TO RESTORE BY THE VILLAGE. NO PERMANENT
REMAIN FULLY OPERATIONAL AND THAT THE CONDITION OF SAID THE FACILITIES AND EASEMENTS COMPLY STRUCTURES SHALL BE PLACED ON SAID EASEMENT, BUT SAME MAY BE USED AT THE OWNER’S RISK FOR
WITH ALL APPLICABLE VILLAGE OF GLEN ELLYN AND DUPAGE COUNTY CODES. IN THE EVENT OF AN GARDENS, SHRUBS, LANDSCAPING, OR OTHER PURPOSES THAT DO NOT THEN OR LATER INTERFERE WITH
I, ___________________________________, VILLAGE CLERK OF THE VILLAGE OF GLEN ELLYN, ILLINOIS,
PROPERTY ADDRESS:
EMERGENCY SITUATION, AS DETERMINED BY THE VILLAGE OF GLEN ELLYN, THE SEVENTY-TWO (72) HOURS _________________________________________
THE AFORESAID USES OR RIGHTS.
PRIOR NOTICE REQUIREMENT SET FORTH ABOVE SHALL NOT APPLY AND THE VILLAGE OF GLEN ELLYN JIANFENG HUA, PLS #035-004071
PREPARED FOR:
DO HEREBY CERTIFY THAT THE ANNEXED PLAT WAS PRESENTED TO AND BY ORDINANCE DULY APPROVED SHALL HAVE THE RIGHT, BUT NOT THE DUTY, TO PROCEED WITHOUT NOTICE TO THE PROPERTY OWNER. IN WHERE AN EASEMENT IS USED FOR BOTH VILLAGE MAINS AND SEWERS AND OTHER UTILITIES, THE OTHER MY LICENSE EXPIRES 11-30-2026
THE EVENT THE VILLAGE OF GLEN ELLYN SHALL BE REQUIRED TO PERFORM, OR HAVE PERFORMED ON ITS UTILITY INSTALLATION SHALL BE SUBJECT TO THE ORDINANCES, CODE, AND REGULATIONS OF THE VILLAGE ILLINOIS PROFESSIONAL DESIGN FIRM NUMBER 184-004766
BY THE VILLAGE BOARD OF THE VILLAGE OF GLEN ELLYN, AT ITS MEETING HELD ON _____________ , A.D. OF GLEN ELLYN AND ALL OTHER APPLICABLE LAW.
BEHALF ANY MAINTENANCE WORK TO OR UPON THE STORMWATER FACILITIES AND EASEMENTS AS SET THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT
20___. IN WITNESS WHEREOF I HAVE HEREUNTO SET THE SEAL OF THE VILLAGE OF GLEN ELLYN, ILLINOIS. FORTH IN THE DECLARATION, OR ANY REMOVAL OR ALTERATION AS AFORESAID, THE COST OF SUCH WORK ILLINOIS MINIMUM STANDARD FOR A BOUNDARY SURVEY
SHALL, UPON RECORDATION OF NOTICE OF LIEN WITH THE RECORDER OF DEEDS OF DUPAGE COUNTY,
ILLINOIS, CONSTITUTE A LIEN AGAINST THE ASSETS OF THE PROPERTY OWNER. IN ADDITION, THE AREA
_________________________________ DISTURBED BY THE SAID MAINTENANCE OPERATIONS, SHALL BE RE-PLANTED BY THE PROPERTY OWNER SHEET
VILLAGE CLERK WITH THE MATERIALS ON THE APPROVED LANDSCAPE PLAN.
1 OF
1
Page 20 of 166
Site Improvement Plans 2025-0189
PIN#: 05-26-303-007
DWG. SIZE: D CHECKED: JGL
for BOOK:
DRAWN: CJW REFERENCE: DATE: 10-14-2025 PROJECT NO.
ANGELA'S SUBDIVISION
REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25 REVISED PER VILLAGE REVIEW COMMENTS DATED 01-20-26
INDEX OF SHEETS
PROPOSED SYMBOL LEGEND LEGAL DESCRIPTION:
SHEET NO. DESCRIPTION
LOT 89 IN FIRST ADDITION TO AHLSTRAND'S ARBORETUM ESTATES, BEING A SUBDIVISION OF PART OF SECTIONS 26 AND 27, TOWNSHIP 39 NORTH, RANGE 10 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED APRIL 6, 1955 AS DOCUMENT 752019, IN DUPAGE COUNTY, ILLINOIS.
COMMONLY KNOWN AS 22W584 AHLSTRAND ROAD, GLEN ELLYN, ILLINOIS. 1 TITLE SHEET
2 BOUNDARY / TOPOGRAPHIC SURVEY & DEMOLITION PLAN
3 DESC
TREE PRESERVATION PLAN
4 SITE & UTILITY PLAN DATE 12-09-25 02-05-26
2.3 2.3
65 65
+P
REVISION
+
C756.45
5 GRADING & EROSION CONTROL PLAN 1 2
C756.45(D)
6 SANITARY & WATER MAIN PROFILES
P756.45
Ridgeline
(756.45) 7 CONSTRUCTION DETAILS & NOTES
Illinois Professional Design Firm No. 184-004766
Ridgeline Consultants LLC
APPROXIMATE
LOCATION 8 CONSTRUCTION DETAILS & NOTES
1661 Aucutt Road, Montgomery, IL 60538
North PH: 630.801.7927 FAX: 630.701.1385
Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
Vicinity Map Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
(No Scale)
CONSULTING ENGINEERS - LAND SURVEYORS
SEE SHEET 2 FOR LEGEND OF EXISTING FEATURES & ABBREVIATIONS CONSULTANTS
STATE OF ILLINOIS)
COUNTY OF KANE SS)
I, JIUN-GUANG LIN OF RIDGELINE CONSULTANTS, LLC, DO HEREBY RENDER
MY OPINION THAT THE DEVELOPMENT MEETS THE MINIMUM CRITERIA FOR
STORMWATER MANAGEMENT IN ACCORDANCE WITH DUPAGE COUNTY AND
THE VILLAGE OF GLEN ELLYN STORMWATER MANAGEMENT ORDINANCE.
DATED AT MONTGOMERY, ILLINOIS ON OCTOBER 14, 2025
22W584 AHLSTRAND ROAD
LA GAMBINA HOMES
GLEN ELLYN, ILLINOIS
ILLINOIS PE LICENSE NO. 062-057024
PROPERTY ADDRESS:
PREPARED FOR:
PLANS PREPARED FOR:
PH: (847)454-4778
LA GAMBINA HOMES SHEET
53 ST CHARLES RD. 1 OF
VILLA PARK, IL 60181 8
Page 21 of 166
Boundary/Topographic Survey and Demolition Plan CHECKED: JGL 2025-0189
SYMBOL LEGEND
DWG. SIZE: D
= ASPHALT
Ridgeline
= CONCRETE LEGAL DESCRIPTION:
DRAWN: CJW REFERENCE: DATE: 10-14-2025 PROJECT NO.
= DECIDUOUS TREE
LOT 89 IN FIRST ADDITION TO AHLSTRAND'S ARBORETUM ESTATES, BEING A SUBDIVISION OF PART OF SECTIONS 26 AND 27, TOWNSHIP 39 NORTH, RANGE 10 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED APRIL 6, 1955 AS DOCUMENT 752019, IN DUPAGE COUNTY, ILLINOIS.
= GRAVEL COMMONLY KNOWN AS 22W584 AHLSTRAND ROAD, GLEN ELLYN, ILLINOIS. BOOK:
= HYDRANT
= MAIL BOX
North = PINE TREE
Scale 1" = 20' 76
= SIGN 4
REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25 REVISED PER VILLAGE REVIEW COMMENTS DATED 01-20-26
WV = WATER VALVE
766
= WOOD
= WOOD UTILITY POLE 5 PORCH 2 STORY FRAME
ABBREVIATION LEGEND 76 T/F = 766.51
FOUND 34" IRON PIPE
BSL = BUILDING SETBACK LINE @ CORNER
CHB = CHORD BEARING 76
5
CHL = CHORD LENGTH
CMP = CORRUGATED METAL PIPE
765
CPP = CORRUGATED PLASTIC PIPE 763
E = EAST LINE TYPE LEGEND 763
FEX = 0.3' S'LY LOT 125
E'LY = EASTERLY
ADJACENT LOT LINE = S75°
FEX = FENCE CORNER 764 11.23 47' 2
BOUNDARY LINE = DRIV ' 250.0 1"E (M)
DESC
(M) = MEASURED DISTANCE 764
E 250.1 ' (R)
'
MT = MULTI TRUNK EASEMENT = .) 763 11.19 4' (M
N = NORTH FENCE = .O.W )
75' BS
OAK 12-09-25 02-05-26
CENTERLINE BETWEEN POLES L
(66' R DATE
N'LY = NORTHERLY
7' (M)
4
LAW
WITH OVERHEAD WIRES = 76 763 FEX = 0.2' S'LY
(R) = RECORD DISTANCE
N
R.O.W. = RIGHT OF WAY SET21" IRON PIPE
136.9
REVISION
S = SOUTH @ CORNER
762
'
49.64
1 2
25LF FULL DEPTH SAW-CUT AT
S'LY = SOUTHERLY OAKLAWN DRIVE EDGE OF PAVEMENT '
48.82 762 FEX = 3.1' E'LY
T/F = TOP OF FOUNDATION ELEVATION 15" CMP CULVERTTO BE REMOVED
TO BE REMOVED INV. = 761.97
W = WEST
W'LY = WESTERLY
57.96
'
CULVERT
Illinois Professional Design Firm No. 184-004766
INV. = 761.20
Ridgeline Consultants LLC
TO BE REMOVED SCREENED
22.05' 5.52'
3 19.81'
76 EX. ASPHALT
6.00'
PORCH
761
UNDERGROUND UTILITIES PER J.U.L.I.E. TO BE REMOVED
23.65'
TO BE REMOVED 4.90'
12.40'
1661 Aucutt Road, Montgomery, IL 60538
9.30'
24.00'
GAS LINE = 762 58.96
'
M) LOT 89
0' (M
5.60'
' (R) 3"E (
PH: 630.801.7927 FAX: 630.701.1385
1 STORY FRAME
) 22.05'
T/F = 762.48 10' EA
TO BE REMOVED SEME
160.0 160.0 16' 5 8.65' 26.96'
NT
Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
1.90'
761 FOUND 34" IRON PIPE
N14° 0.02' E'LY & 0.29' N
22.90' 1.70'
2.00' 8.80' 1.86' (M)
EX. CONC. 20.53'
76 TO BE REMOVED
16' 1
2 0 ' (R)
76
Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
90°00' (R) (M)
9"W
1
76
89°54'49" (M) 160.0
WELL 75
9 159.9
LOT 53
ARC = 36.16' (M) 761 PLANTER S14° 3'
CULVERT
RADIUS = 23.00' (M) 23' (R) 758
20.42
'
23' (
INV. = 759.86
23.03 R)
CHL = 32.55' (M)
'
68.09
' (M) CHB = N30°45'43"W (M) '
1 760 69.03 5.8'
12" CMP 76 '
72.05 2 STORY BRICK
CONSULTING ENGINEERS - LAND SURVEYORS
757
CONSULTANTS
FOUND 21" IRON PIPE T/F = 755.00
23.03 0.37' N'LY & 0.02' W
'(
23' (R M)
CULVERT )
INV. = 759.38
759 756
SITE BENCHMARK #1 N75°
MAG NAIL IN CULVERT 760 4 8' 1 20.46
ELEVATION = 759.72 760 250.0 8"W (M) '
(SEE NOTE - 4)
758 250.1 ' (R)
7' (M L
CULVERT ) 27' BS
T/PIPE = 759.72 (12" CMP) 755 754
NOTE: SEE TREE REMOVAL ON SHEET 3 OF 8 757
227.1
3' (M)
NOTES: 759 6 5.9'
75
754 753
1) ALL MEASURED BEARINGS SHOWN HEREON ARE BASED ON NAD 83 ILLINOIS COORDINATE 758
SYSTEM, EAST ZONE (2011 CORRECTION) AS DETERMINED BY USE OF GPS EQUIPMENT USING
TRIMBLES VRS NETWORK AND EQUIPMENT. 757 758
FOUND 21" IRON PIPE
758 757 0.06' S'LY & 0.59' E'LY
2) CONTOUR INTERVAL = 1.0' 757 AHL
75 STRA 756 CULVERT
6 ND R INV. = 750.53
.O.W OAD (PLA
CULVERT (66' R
3) ELEVATIONS HEREON REFER TO NAVD 88 DATUM. T/PIPE = 759.28 (12" CMP) .) TTE
CULVERT D AS 15" CMP
VALL 75 75
INV. = 755.22 75 6
755 EY V
IEW R 3 2
4) SOURCE BENCHMARK: VERTICAL ELEVATIONS SHOWN HEREON ARE IN NAVD 88 VERTICAL D.)
12" HDPE 751
755
DATUM AS DETERMINED BY USE OF TRIMBLE'S VRS (GPS) NETWORK AND EQUIPMENT. CULVERT CULVERT
INV. = 754.66 INV. = 750.46
SITE BENCHMARK #1: MAG NAIL IN CULVERT. (AS SHOWN ON DRAWING) ELEVATION = 759.72 754 EX. 8" WATER MAIN PER VILLAGE
CULVERT
22W584 AHLSTRAND ROAD
OF GLEN ELLYN ATLAS
LA GAMBINA HOMES
INV. = 753.30
753 752
SITE BENCHMARK #2: N. BOLT ON FIRE HYDRANT. (AS SHOWN ON DRAWING) 754 753 SITE BENCHMARK #2
ELEVATION = 751.96 N. BOLT
ELEVATION = 751.96
5) ALL UTILITIES MAY NOT BE SHOWN. CALL J.U.L.I.E. AT 1-800-892-0123 FOR FIELD LOCATION CULVERT (SEE NOTE - 4)
INV. = 752.71
752
OF UNDERGROUND UTILITY LINES PRIOR TO ANY DIGGING OR CONSTRUCTION.
GLEN ELLYN, ILLINOIS
6) LOCATION OF ALL UTILITIES AND SUBSTRUCTURES ARE APPROXIMATELY BASED ON SURFACE
EVIDENCE AND EXISTING PLANS, AS PROVIDED BY THE CLIENT AND UTILITY COMPANIES. 751
RIM = 752.10
7) THIS PROPERTY WILL BE WITHIN THE LIMITS OF DUPAGE COUNTY AND AS SUCH IS SUBJECT TO ITS E. INV. = 740.40 (8" PVC)
ZONING AND BUILDING RESTRICTIONS.
8) SURVEY FIELD WORK COMPLETED ON 6-13-2025.
RIM = 748.48
PROPERTY ADDRESS:
EX. 8" SANITARY MAIN
9) ALL TREES LESS THAN 6 INCHES IN DIAMETER ARE NOT SHOWN HEREON. 248.6
PREPARED FOR:
'
10) PARCEL CONTAINS APPROXIMATELY 39,902 SQUARE FEET.
11) ALL MONUMENT TIES ARE MEASURED PERPENDICULAR TO THE PROPERTY LINE(S).
12) OVERHEAD WIRES SHOWN HEREON ARE DEPICTED BY CONNECTING CENTERLINE OF POLES. THE
LOCATION IS NOT NECESSARILY THE EXACT LOCATION OF THE PHYSICAL WIRE STRAND AND IS SHEET
SHOWN FOR INFORMATIONAL PURPOSES ONLY.
2 OF
8
Page 22 of 166
Tree Preservation Plan DWG. SIZE: D CHECKED: JGL 2025-0189
Ridgeline
DRAWN: CJW REFERENCE: DATE: 10-14-2025 PROJECT NO.
BOOK:
76
4
North
Scale 1" = 20' 1 SPRUCE EXCELLENT 24" X
2 LOCUST GOOD 12" X X 766
REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25
3 MAPLE EXCELLENT 18" X
4 MAGNOLIA POOR 8" X X 76 PORCH 2 STORY FRAME
5 MAPLE FAIR 18" X 5 T/F = 766.51
X FOUND 34" IRON PIPE
6 OAK GOOD 34" @ CORNER
THIS WORK MUST COMPLY WITH THE FOLLOWING REQUIREMENTS:
7 MAGNOLIA EXCELLENT MS X X 76
8 GINKGO EXCELLENT 15" X 5 18" SPRUCE
1. CALL J.U.L.I.E. AT 1-800-892-0123 FOR UTILITY LOCATIONS BEFORE 9 MULBERRY EXCELLENT 12" X X 24" SPRUCE EXCELLENT CONDITION
765
NO CHANGES MADE TO THIS SHEET
DIGGING OR TREE PLANTING. EXCELLENT CONDITION
10 WALNUT EXCELLENT 15" X X 3
2. PROTECTIVE TREE, SECURITY AND SILT FENCING MUST BE INSPECTED 11 BALD EXCELLENT 28" X 76
FEX = 0.3' S'LY S75° LOT 125
AND APPROVED BY THE PLANNING AND DEVELOPMENT DEPARTMENT AT 12 CYPRESS
MAPLE GOOD 17" X 763 47' 2
630-547-5250.
13 MAPLE EXCELLENT 18" X 33 764
140.1
4' 250.0 1"E (M)
250.1 ' (R)
'
11. 23
DRIV
3. FOR A NEW PRINCIPAL STRUCTURE, AN APPROVED TREE PRESERVATION 14 MAPLE EXCELLENT 30" X
15 MAPLE EXCELLENT 15" 32 4' (M 764
E
PLAN SHALL BE POSTED ON THE BUILDING SITE WITHIN FIVE (5) FEET OF THE X 10" MAGNOLIA 764 '
) 26
FRONT PROPERTY LINE BEFORE A BUILDING PERMIT IS ISSUED AND SHALL
16 MAPLE EXCELLENT 30" EXCELLENT CONDITION 31 763 30" SPRUCE 11.19
REMAIN IN PLACE THROUGHOUT THE ENTIRETY OF THE CONSTRUCTION OF X .O.W EXCELLENT763
CONDITION
17 MULBERRY FAIR MS X .)
30
THE PROJECT. THIS SIGN MUST BE POSTED AS SHOWN IN THE
WN 8" MAGNOLIA 25 8" MAPLE
(66' R
DESC
ARBORICULTURAL SPECIFICATIONS MANUAL. THE PERMIT APPLICANT SHALL 18 ELM GOOD 32" X
7' (M) GOOD CONDITION EXCELLENT CONDITION
76 762 763
34
OAK
BE RESPONSIBLE FOR NOTIFYING ALL OTHER CONTRACTORS WORKING ON 4 24 FEX = 0.2' S'LY
19 MAPLE 30"
762 763
THE PROPERTY OF THE TREE PRESERVATION PLAN.
GOOD X 24" SPRUCE
LA
20 MAPLE EXCELLENT 36" X X 28 761 12" HACKBERRY SET21" IRON PIPE
136.9
EXCELLENT CONDITION 40" MAPLE
12-09-25 02-05-26
4. THE APPLICANT SHALL NOTIFY ALL ADJACENT PROPERTY OWNERS OF X EXCELLENT CONDITION @ CORNER
DATE
21 BUCKTHRON GOOD 12" 762 EXCELLENT CONDITION 110.0
THE PROPOSED CONSTRUCTION PROJECT AND THAT A TREE 0'
PRESERVATION PLAN HAS BEEN PREPARED AND IS AVAILABLE FOR REVIEW 22 HACKBERRY EXCELLENT 12" X 764 28" SPRUCE
AT THE PLANNING AND DEVELOPMENT DEPARTMENT OF THE VILLAGE OF 23 MAPLE EXCELLENT 8" X EXCELLENT CONDITION 762 FEX = 3.1' E'LY
38" MAPLE
REVISION
GLEN ELLYN. A COPY OF SUCH NOTIFICATION ALONG WITH A LIST OF 24 MAPLE EXCELLENT 34" X
ADDRESSES IT WAS DELIVERED TO MUST BE SUBMITTED TO THE PLANNING 27 EXCELLENT CONDITION 760 23
AND DEVELOPMENT DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING 25 MAPLE EXCELLENT 38" X 1 2
PERMIT. 26 MAPLE EXCELLENT 40" X 136.9 34"75MAPLE
9 22
27 SPRUCE EXCELLENT 28" X 24.00
' 7' 29 EXCELLENT 7 58
CONDITION
5. NO BALLED OR BURLAPPED PLANTS SHALL BE INSTALLED IN THE CRITICAL
GOOD 8" X 12" BUCKTHRON 21
ROOT ZONE OF PROTECTED TREES. 28 MAGNOLIA
29 MAGNOLIA GOOD MS X X GOOD CONDITION
3 MS MAGNOLIA
6. NO SOIL IS TO BE ADDED TO OR REMOVED FROM WITHIN CRITICAL ROOT 30 SPRUCE EXCELLENT 30" X 76 ' 65.00 GOOD CONDITION 761 757
ZONE ON ANY PROTECTED, SIGNIFICANT OR ADJACENT PROPERTY TREE 1 16.00
31 SPRUCE EXCELLENT 24" X
Illinois Professional Design Firm No. 184-004766
G/F =
THAT IS TO REMAIN UNLESS SHOWN ON THE APPROVED TREE
Ridgeline Consultants LLC
32 SPRUCE EXCELLENT 18" X
7
PRESERVATION PLAN. CONCEPTUAL BUILDING PAD
762
33 SPRUCE EXCELLENT 24" X (M) LOT 89
160.0 ' (M)
7. NO CONSTRUCTION ACTIVITY, MOVEMENT, AND/OR PLACEMENT OF
34 MAGNOLIA EXCELLENT 10" X 24" SPRUCE 758
2 76 LOT 1
1661 Aucutt Road, Montgomery, IL 60538
EQUIPMENT OR MATERIAL OR SPOILS STORAGE SHALL BE PERMITTED 4
WITHIN THE CRITICAL ROOT ZONES OF PROTECTED OR SIGNIFICANT TREES EXCELLENT CONDITION
0 53"E 10' EA
SEME
OR ON THE PUBLIC RIGHT-OF-WAY UNLESS SHOWN ON THE APPROVED
160.0
763 MS MAGNOLIA ZONE R-1 NT
' (R)
TREE PRESERVATION PLAN. 12" LOCUST EXCELLENT CONDITION
° 16'
N14
GOOD CONDITION
7 22,308 SF 36" MAPLE
PH: 630.801.7927 FAX: 630.701.1385
8. TREE, SILT, AND SECURITY FENCING SHALL BE INSTALLED AND 761 762 3
FOUND " IRON PIPE
4
159.9 EXCELLENT CONDITION
T/F 765.5
7 (M)
0.02' E'LY & 0.29' N
6'
MAINTAINED THROUGHOUT CONSTRUCTION FOR THE PROTECTION OF
PROTECTED, ADJACENT PROPERTY, SIGNIFICANT AND IMPACTED TREES. CONCEPTUAL BUILDING PAD
20
TREE FENCE FOR UNPROTECTED TREES SHOULD REMAIN IN PLACE 762 18" MAPLE
4 ENGLISH BASEMENT 0 LOT 2 9"W ' (R)56
76
Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
THROUGHOUT CONSTRUCTION; EXCEPT WHEN DIRECT ACCESS IS 3 )
90°00' (R) "W
3' (M
EXCELLENT CONDITION 8" MAGNOLIA
NECESSARY. BEFORE ENTERING CRITICAL ROOT ZONE AREA, NOTIFY THE 1 761
FORESTRY CONSULTANT.
76
89°54'49" (M)
POOR CONDITION
16' 19 ZONE R-1 16' 1
160.0
9
9. ALL REQUIRED TREE, SILT, AND SECURITY FENCING MUST REMAIN IN 7 5
17,594 SF 159.9 LOT 53
Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
PLACE UNTIL THE TIME OF FINAL GRADING AND LANDSCAPING AND CAN ARC = 36.16' (M) 761 S14° S14°
ONLY BE REMOVED UPON REVIEW AND APPROVAL BY THE FORESTRY
CULVERT
RADIUS = 23 .00 ' (M ) 23 ' (R) T/F 759.5 20.42
'
758
INV. = 759.86 )
CONSULTANT.
23' ( CH7L60= 32.55' (M) ENGLISH BASEMENT
10. ATTACHMENTS (WIRES, FENCES, ETC.) OTHER THAN THOSE APPROVED 23.03 R) = N30°45'43"W (M) 5
FOR GUYING, BRACING OR WRAPPING MUST NOT BE ATTACHED TO 1 ' (M 7 60 CHB 6 75 5.8'
PROTECTED OR SIGNIFICANT TREES. 12" CMP 76 34" OAK G/F =
759.0
GOOD CONDITION 0
9 2 STORY BRICK
11. THE CONTRACTOR/DEVELOPER SHALL BE RESPONSIBLE FOR TAKING
MEASURES TO MINIMIZE DAMAGE TO TREE LIMBS, TREE TRUNKS, AND TREE FOUND 21" IRON PIPE 75 16.00
' 757 T/F = 755.00
23.03 0.37' N'LY & 0.02' W
ROOTS LOCATED IN THE PARKWAY. '( 8
23' (R M) 5 75
CULVERT ) 757
CONSULTING ENGINEERS - LAND SURVEYORS
12. TEMPORARY TREE FENCING SHALL BE ERECTED AT THE JOB SITE AS INV. = 759.38 6
CONSULTANTS
IDENTIFIED ON THE PLAN. THE FENCE SHOULD BE MADE OF 48 INCH HIGH, 759 117.1 758 12 17" 75
MAPLE
SITE BENCHMARK 3' N75° GOOD CONDITION
HIGHLY VISIBLE PLASTIC-TYPE MESH OR WOOD SLATS. ALL FENCE WILL BE
MAG NAIL IN CULVERT 760 48' 1 20.46
INSTALLED WITH METAL POSTS LOCATED NO MORE THAN 10' APART. WHEN
ELEVATION = 759.72 760 18" MAPLE 250.0 8"W (M) '
250.1 ' (R)
POSSIBLE, THE ENTIRE DRIPLINE OF CRITICAL ROOT ZONE OF THE TREE FAIR CONDITION
(SEE NOTE - 4) 5 4
MUST BE FENCED. THE FENCE SHALL BE PROPERLY MAINTAINED AND SHALL 758 8 7' (M 75 32" ELM
75
REMAIN ERECT UNTIL COMPLETION OF THE CONSTRUCTION PROJECT. ) 757 756
CULVERT
13. ALL UTILITIES INSTALLED WITHIN THE CRITICAL ROOT ZONE OF PARKWAY
T/PIPE = 759.72 (12" CMP) 15" GINKGO
30" MAPLE 755 GOOD CONDITION 754
STA 2+36 EXCELLENT CONDITION
757 9 GOOD CONDITION 18 MS MULBERRY
TREES ARE REQUIRED TO BE AUGERED IN ACCORDANCE WITH THE
ATTACHED AUGERING SPECIFICATIONS; TRENCHING IS PROHIBITED.
756 227.1 FAIR CONDITION
12" MULBERRY 755 3' (M) 19
ALTERNATIVE METHODS FOR INSTALLATION MUST BE APPROVED BY THE STA 2 EXCELLENT CONDITION
FORESTRY CONSULTANT. +00 17 16 30" MAPLE
759 15"6 WALNUT 10 110.0 5.9'
5CONDITION 0' EXCELLENT CONDITION
EXCELLENT7 754
14. PARKWAY TREES SHALL NOT BE PRUNED OR REMOVED WITHOUT 11 754 753
WRITTEN PERMISSION FROM THE VILLAGE FORESTER OR DESIGNEE. 758 754 14
28" BALD CYPRESS
15. ALL WORK OR ACTIVITIES THAT IMPACTS PUBLIC TREES MUST BE S75 758 15
7 EXCELLENT CONDITION
COMPLETED IN ACCORDANCE WITH THE STANDARDS AND REQUIREMENTS 15"
75MAPLE
PUBLISHED IN THE VILLAGE OF GLEN ELLYN ARBORICULTURAL 3
FOUND 21" IRON PIPE
EXCELLENT CONDITION 30" MAPLE
758 757 24.00 0.06' S'LY & 0.59' 13
E'LY
SPECIFICATIONS MANUAL, ORDINANCE 5963. 757 AHL STA 1 ' EXCELLENT
753 CONDITION
75 STRA 756
+ 00 CULVERT
6 N D R INV. = 750.53
.O.W OAD (PLA
CULVERT (66' R 752 18" MAPLE
T/PIPE = 759.28 (12" CMP) .) TTED EXCELLENT CONDITION
CULVERT AS V 75 15" CMP
INV. = 755.22 6 A LLEY 3 2
75 755 VIEW
RD.)
75
12" HDPE 751
755
CULVERT CULVERT
INV. = 754.66 INV. = 750.46
754
CULVERT
INV. = 753.30 STA 0
+00
753 752
754 753 SITE BENCHMARK #2
N. BOLT
22W584 AHLSTRAND ROAD
LA GAMBINA HOMES
ELEVATION = 751.96
CULVERT (SEE NOTE - 4)
INV. = 752.71
752
751
RIM = 752.10
E. INV. = 740.40 (8" PVC)
GLEN ELLYN, ILLINOIS
PROPERTY ADDRESS:
PREPARED FOR:
SHEET
3 OF
8
Page 23 of 166
Site/Utility Plan DWG. SIZE: D CHECKED: JGL 2025-0189
Ridgeline
DRAWN: CJW REFERENCE: DATE: 10-14-2025 PROJECT NO.
BOOK:
North
Scale 1" = 20'
REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25 REVISED PER VILLAGE REVIEW COMMENTS DATED 01-20-26
PORCH 2 STORY FRAME
T/F = 766.51
FOUND 34" IRON PIPE
@ CORNER
FEX = 0.3' S'LY S75° LOT 125
47' 2
140.1 2 1"E (
4' 50.0 M)
11.23 250.1 ' (R)
DRIV '
DESC
4' (M
E )
'
.) 11.19
.O.W 75' BS
'
OAK
50.00
12-09-25 02-05-26
L
(66' R DATE
7' (M)
LAW
FEX = 0.2' S'LY
.E.
N
PR SET21" IRON PIPE
136.9 10' P. OP.
REVISION
PROP @ CORNER
10' P .
U. & D
110.0 1 2
.U. &
D.E. 0'
20LF 15" CORRUGATED HDPE @ 2.00% FEX = 3.1' E'LY
40.00
' PR
7' 10' P. OP.
U. & D
FLARE END SECTION (TYP.)
136.9
' '
INV. 761.40 24.00 PR
5' P.U OP. .E. 50.00
. & D.
Illinois Professional Design Firm No. 184-004766
E.
Ridgeline Consultants LLC
PR
5' P.U OP.
765.0 PROPOSED R-1 ZONING . & D.
'
16.00 0 SETBACK LINE (TYP.) E.
1661 Aucutt Road, Montgomery, IL 60538
FLARE END SECTION (TYP.) 11.00
'
INV. 761.00 G/F = CONCEPTUAL BUILDING PAD
(M) LOT 89
160.0 ' (M)
LOT 1
PH: 630.801.7927 FAX: 630.701.1385
0 ' 53"E 10' EA
SEME
160.0
ZONE R-1 NT
' (R)
PROP. STORMWATER EASEMENT
N14°
6" ROOF DRAIN ON
W. & S. FACES OF 22,308 SF
Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
16
FOUND 34" IRON PIPE HOUSE CONNECTING 6'
0.02' E'LY & 0.29' N TO DRYWELL T/F 765.5 159.9 CONCEPTUAL BUILDING PAD
(M)
ENGLISH BASEMENT LOT 2 16' 1 ' (R)
Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
90°00' (R) "W (M)
89°54'49" (M) 16' 19 ZONE R-1 9"W
6" ROOF DRAIN ON 160.0 159.9
W. & S. FACES OF 17,594 SF LOT 53
ARC = 36.16' (M) S14° HOUSE CONNECTING S14° 3'
CULVERT
RADIUS = 23.00' (M) 23' (R) TO DRYWELL T/F 759.5 20.42
'
23' (
INV. = 759.86
ENGLISH BASEMENT
23.03 R)
CHL = 32.55' (M) D.E.
CHB = N30°45'43"W (M)
14.02
' (M)
'
.U. & 30.00 5.8'
' G/F = PROPOSED R-1 ZONING
12" CMP
. 10' P 759.0
0 SETBACK LINE (TYP.)
16.00 2 STORY BRICK
CONSULTING ENGINEERS - LAND SURVEYORS
'
30.00 '
'
CONSULTANTS
23.03 5.00'
FOUND 21" IRON PIPE PROP 40.00 11.00 T/F = 755.00
0.37' N'LY & 0.02' W '
'(
23' (R M)
CULVERT ) 6" PVC OVERFLOW PIPE
INV. = 759.38 .E.
INV. 755.70
117.1 N75° PR
10' P. OP.
BB
SITE BENCHMARK 3' 4
35.00
'
MAG NAIL IN CULVERT PROP. 1.5" COPPER 8' 18 ' 20.46
ELEVATION = 759.72 PROP. FIRE HYDRANT TYPE K WATER 250.0 "W (M) U. & D 20.00 '
(SEE NOTE - 4)
GRADE RING 758.5 SERVICE WITH B-BOX
250.1 ' (R)
BLOCK & PLUG AT @ 5.5' MIN COVER 7' (M L
CULVERT END OF WATER MAIN ) 27' BS
T/PIPE = 759.72 (12" CMP)
8" VALVE IN 5'Ø VAULT #1
RIM 758.5 5.00'
227.1
(M)
30LF 15" CORRUGATED
3' INV. 752.50
6" PVC OVERFLOW PIPE
INV. 755.0 HDPE @ 1.00% 110.0 5.9'
0'
UTILITY CROSSING #2 FLARE END SECTION (TYP.)
BB
INV. OF SANITARY SERVICE 753.5± PROP. 233 LF 8" DUCTILE IRON INV. 753.00
TOP OF WATER MAIN 752.0± PROP. 1.5" COPPER TYPE K
WATER MAIN @ 5.5' MIN COVER
S WATER SERVICE WITH B-BOX
@ 5.5' MIN COVER
REMOVE & REPLACE 7 LF FLARE END SECTION (TYP.) FOUND 21" IRON PIPE
WIDE OF PAVEMENT & INV. 753.30 24.00 0.06' S'LY & 0.59' E'LY
AHLS '
AUGER PIT GRAVEL FOR SANITARY INV. 752.00
(TYP.) TRAN CULVERT
SANITARY MANHOLE #1 SERVICE INSTALLATION
(66' R
D RO INV. = 750.53
CULVERT .O.W AD (PL 8" VALVE IN 5'Ø VAULT #2
T/PIPE = 759.28 (12" CMP) RIM 757.0 CULVERT
.) ATTE
D AS RIM 752.9
INV. 741.44 VALL CONNECT TO EX. WATERMAIN STUB 15" CMP
INV. = 755.22 EY V
INV. 741.20 IEW R
D.)
12" HDPE CULVERT UTILITY CROSSING #1
REMOVE & REPLACE 7LF WIDE OF INV. OF SANITARY SERVICE 749.4± CULVERT
INV. = 754.66 INV. = 750.46
PAVEMENT & GRAVEL FOR TOP OF WATER MAIN 747.9±
SANITARY SERVICE
CULVERT EX. 8" WATER MAIN PER
22W584 AHLSTRAND ROAD
INSTALLATION
LA GAMBINA HOMES
INV. = 753.30 VILLAGE OF GLEN
PROP. PLUGGED TEE-WYE ELLYN ATLAS
FOR FUTURE CONNECTION 231LF 8" PVC SDR26 SANITARY MAIN
SITE BENCHMARK #2
VIA DIRECTIONAL BORING @ 0.45%
N. BOLT
INV. 740.55 ELEVATION = 751.96
CULVERT (SEE NOTE - 4)
INV. = 752.71
GLEN ELLYN, ILLINOIS
AUGER PIT
(TYP.)
RIM = 752.10
E. INV. = 740.40 (8" PVC)
W. INV. 740.40 (8" PVC)
RIM = 748.48
PROPERTY ADDRESS:
EX. 8" SANITARY MAIN
248.6
PREPARED FOR:
'
SHEET
4 OF
8
Page 24 of 166
Grading & Erosion Control Plan DWG. SIZE: D CHECKED: JGL 2025-0189
Ridgeline
DRAWN: CJW REFERENCE: DATE: 10-14-2025 PROJECT NO.
BOOK:
North
Scale 1" = 20' 76
4
REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25 REVISED PER VILLAGE REVIEW COMMENTS DATED 01-20-26
766
EROSION CONTROL NOTES: 5 PORCH 2 STORY FRAME
76 T/F = 766.51
A) SEDIMENT AND EROSION CONTROL DEVICES SHALL BE FOUND 34" IRON PIPE
FUNCTIONAL BEFORE LAND IS OTHERWISE DISTURBED ON @ CORNER
THE SITE. 76
5
B) VEHICULAR ACCESS TO THE SITE SHALL BE RESTRICTED 765
RESTORE DISTURBED PARKWAY
TO THE EXISTING APRON OR APPROVED GRAVEL ACCESS AREA WITH 6" TOP SOIL &
76
AND GRAVEL DRIVE. SAID ACCESS AND DRIVE SHALL BE 3
SEED/SOD, AND REPLACE
FEX = 0.3' S'LY S75° LOT 125
INSTALLED BEFORE ANY CONSTRUCTION BEGINS ABOVE 763
DISTURBED SHOULDER IN KIND. 47' 2
TOP OF FOUNDATION. 140.1 2 1"E (
764 4' 50.0 M)
11.23 250.1 ' (R)
DRIV '
DESC
C) ANY SOIL, MUD OR DEBRIS THAT IS WASHED, TRACKED 4' (M 764
E )
764 '
OR DEPOSITED ONTO THE STREET SHALL BE REMOVED .) 763 11.19
BEFORE THE END OF EACH WORKDAY. .O.W 75' BS
' 763 INSTALL SILT FENCE
OAK
50.00
12-09-25 02-05-26
L & CONSTRUCTION FENCE AS SHOWN
(66' R DATE
7' (M)
4
LAW
D) THE SURFACE OF STRIPPED AREAS SHALL BE 76 762 763 FEX = 0.2' S'LY
762 763
.E.
PERMENANTLY OR TEMPORARILY PROTECTED FROM SOIL
N
PR 761 SET21" IRON PIPE
136.9 10' P. OP.
EROSION WITHIN 15 DAYS AFTER FINAL GRADE IS
REVISION
RESTORE DISTURBED ONSITE AREA &
PROP @ CORNER
REACHED. STRIPPED AREAS NOT AT FINAL GRADE THAT COIR LOG (TYP.) 10' P
.U. &
. 762 U. & D
PARKWAY WITH 6" TOPSOIL & 110.0
0'
1 2
D.E. 764 SEED/SOD IF APPLICABLE
WILL REMAIN UNDISTURBED FOR MORE THAN 15 DAYS
762 FEX = 3.1' E'LY
AFTER INITIAL DISTURBANCE SHALL BE PROTECTED FROM
40.00
EROSION. ' PR
10' P. OP.
760
7'
E) IF A STOCKPILE IS TO REMAIN IN PLACE FOR MORE THAN U. & D 759
136.9
' '
THREE DAYS, THEN SEDIMENT AND EROSION CONTROL 24.00 PR
5' P.U OP. .E. 50.00 758
. & D.
Illinois Professional Design Firm No. 184-004766
SHALL BE PROVIDED FOR SUCH STOCKPILE. E.
Ridgeline Consultants LLC
PR
3 5' P.U OP.
F) STORM SEWER INLETS SHALL BE PROTECTED WITH 76 '
765.0 PROPOSED R-1 ZONING 761 . & D. 757
SEDIMENT TRAPPING OF FILTER CONTROL DEVICES 16.00 0 SETBACK LINE (TYP.) E.
1661 Aucutt Road, Montgomery, IL 60538
11.00
DURING CONSTRUCTION. '
G/F = CONCEPTUAL BUILDING PAD
STABILIZED CONSTRUCTION 762
G) WATER PUMPED OR OTHERWISE DISCHARGED FROM ENTRANCE TO BE LOCATED AT
M) LOT 89
THE SITE DURING CONSTRUCTION DEWATERING SHALL BE PROPOSED DRIVEWAY LOCATION 0' (M ' (R) 3"E ( 76 LOT 1 758
PH: 630.801.7927 FAX: 630.701.1385
FILTERED. ) 4 10' EA
SEME
160.0 160.0 16' 5
763 ZONE R-1 NT PROP. STORMWATER EASEMENT
22,308 SF
Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
761 762 FOUND 34" IRON PIPE 6'
N14° T/F 765.5 159.9
7 (M)
0.02' E'LY & 0.29' N
CONCEPTUAL BUILDING PAD
76 ENGLISH BASEMENT ' (R)56
16' 1
2 0 LOT 2
76
Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
761 90°00' (R) "W (M)
9"W
1
76
89°54'49" (M) 16' 19 ZONE R-1 160.0
5 9 159.9
ARC = 36.16' (M)
7 17,594 SF 3'
LOT 53
761 S14° S14°
CULVERT
RADIUS = 23.00' (M) 23' (R) T/F 759.5 20.42
'
INV. = 759.86
23' ( 758
ENGLISH BASEMENT
23.03 R)
CH7L60= 32.55' (M) D.E.
CHB = N30°45'43"W (M)
14.02 5
' (M)
'
760 .U. & 75 5.8'
12" CMP 761 G/F = PROPOSED R-1 ZONING
. 10' P 759.0
0 SETBACK LINE (TYP.)
59 16.00 2 STORY BRICK
CONSULTING ENGINEERS - LAND SURVEYORS
7 '
' 757
CONSULTANTS
23.03
FOUND 21" IRON PIPE PROP 40.00 11.00 T/F = 755.00
0.37' N'LY & 0.02' W '
'( 8
23' (R M) 75
CULVERT ) 75
7
INV. = 759.38 .E.
756
759 117.1 N75° PR 758
10' P. OP.
SITE BENCHMARK 3' 4
MAG NAIL IN CULVERT 760 8' 1 20.46
ELEVATION = 759.72 760 250.0 8"W (M) U. & D 35' X 20' X' 3' (D) DRYWELL #2
(SEE NOTE - 4)
758 250.1 ' (R) 5 75
4 RIM 753.5
7' (M L
75 GRAVEL 749.5~752.5
) 27' BS 757 756
CULVERT
T/PIPE = 759.72 (12" CMP) 30' X 30' X 3' (D) DRYWELL #1
RIM 756.7 OVERFLOW 755 754
757
GRAVEL 752.7~755.7 DIRECTION
756 227.1
755 3' (M)
759 6 110.0 5.9'
75754 0' OVERFLOW
754 DIRECTION 753
RESTORE DISTURBED PARKWAY
758 RESTORE PARKWAY(ROW) AREA 754 AREA WITH 6" TOP SOIL &
S75 758 DISTURBED BY CONSTRUCTION WITH SEED/SOD, AND REPLACE
7 6" TOPSOIL AND SEED/SOD COIR LOG (TYP.) DISTURBED SHOULDER IN KIND.
753
FOUND 1" IRON PIPE
2
758 757 24.00 0.06' S'LY & 0.59' E'LY
757 AH LSTR
'
753 CULVERT
75 AND 756
6 INV. = 750.53
R
.O.W OAD (PLA
CULVERT (66' R 752
T/PIPE = 759.28 (12" CMP) .) TTE
CULVERT D AS 15" CMP
VALL 75 75
INV. = 755.22 75 6
755 EY V
IEW R 3 2
D.)
12" HDPE 751
755
CULVERT CULVERT
INV. = 754.66 INV. = 750.46
754
CULVERT
22W584 AHLSTRAND ROAD
COIR LOG (TYP.)
LA GAMBINA HOMES
INV. = 753.30
753 752
754 753 SITE BENCHMARK #2
N. BOLT
ELEVATION = 751.96
CULVERT (SEE NOTE - 4)
752
PRELIMINARY PCBMP DESIGN: INV. = 752.71
GLEN ELLYN, ILLINOIS
LOT 1: 751
NEW IMPERVIOUS AREA ASSUMING 40% IMPERVIOUS AREA RATIO: 8,923 SF RIM = 752.10
E. INV. = 740.40 (8" PVC)
REQUIRED PCBMP VOLUME: 8,923 SF X 1.25" = 929 CF
PROVIDED PCBMP VOLUME VIA A 30' X 30' X 3' (D) DRYWELL: 972 CF (36% POROSITY ASSUMED)
PROPERTY ADDRESS:
LOT 2:
PREPARED FOR:
NEW IMPERVIOUS AREA ASSUMING 40% IMPERVIOUS AREA RATIO: 7,038 SF
REQUIRED PCBMP VOLUME: 7,038 SF X 1.25" = 733 CF
PROVIDED PCBMP VOLUME VIA A 35' X 20' X 3' (D) DRYWELL: 756 CF (36% POROSITY ASSUMED)
SHEET
5 OF
8
Page 25 of 166
8" Sanitary Main Profile Sanitary & Water Main Profiles DWG. SIZE: D CHECKED: JGL 2025-0189
DATE: 10-14-2025
760 760
DRAWN: CJW REFERENCE: PROJECT NO.
BOOK:
758 SANITARY MANHOLE #1
758
RIM 757.0
INV. 741.44
756 756
REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25
EXISTING SURFACE OVER PROPOSED
SANITARY MAIN LOCATION
EX. CONC. DRIVEWAY APRON
(THICKNESS NOT TO SCALE)
754 754
EX. SANITARY MANHOLE
RIM 752.10
E. INV. 740.40
NO CHANGES MADE TO THIS SHEET
EX. CONC. DRIVEWAY APRON
(THICKNESS NOT TO SCALE) W. INV. 740.40
752 752
750 750 DESC
DATE 12-09-25 02-05-26
748 748
REVISION
1 2
746 746
Illinois Professional Design Firm No. 184-004766
Ridgeline Consultants LLC
1661 Aucutt Road, Montgomery, IL 60538
744 744
PH: 630.801.7927 FAX: 630.701.1385
PROP. 8" PVC SANITARY MAIN @ 0.45%
PROP. 6" PVC SANITARY
PROP. 6" PVC SANITARY SERVICE SERVICE CONNECTION
742 CONNECTION 742
H: 1" = 10' Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
V: 1" = 2'
740 740 Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
STA. 2+50 STA. 2+00 STA. 1+50 STA. 1+00 STA. 0+50 STA. 0+00
760
8" Water Main Profile 760
WATER VALVE
IN 5'Ø VAULT #1
CONSULTING ENGINEERS - LAND SURVEYORS
CONSULTANTS
RIM 758.5
758 758
EXISTING SURFACE OVER
PROPOSED WATER MAIN LOCATION
756 756
WATER MAIN 5.5' MIN. COVER
754 PROPOSED 6" DUCTILE 754
BLOCK & PLUG AT IRON WATER MAIN FOR PROPOSED 1.5" WATER
WATER MAIN FIRE HYDRANT SERVICE CONNECTION PROP. CONC. DRIVEWAY APRON
WITH NEW B-BOX (THICKNESS NOT TO SCALE)
PROPOSED SURFACE OVER
PROPOSED WATER MAIN LOCATION
WATER VALVE
752 IN 5'Ø VAULT #2
RIM 752.9
752
END OF WATER MAIN
750 750
22W584 AHLSTRAND ROAD
LA GAMBINA HOMES
PROPOSED 233 LF 8" DUCTILE IRON
WATER MAIN WITH 5.5' MIN. COVER
748 PROPOSED 1.5" WATER
748 CONNECT TO
EXISTING
SERVICE CONNECTION WATER MAIN
WITH NEW B-BOX STUB
GLEN ELLYN, ILLINOIS
746 746
PROPERTY ADDRESS:
744 744
PREPARED FOR:
PROP. 6" PVC SANITARY SERVICE
PROP. 6" PVC SANITARY
SERVICE LOCATION H: 1" = 10'
742 CONNECTION 742
V: 1" = 2' SHEET
6 OF
740 740
STA. 2+50 STA. 2+00 STA. 1+50 STA. 1+00 STA. 0+50 STA. 0+00 8
Page 26 of 166
Construction Details & Notes
Tree Protection
PREPARED FOR: REVISION DATE DESC BOOK: DWG. SIZE: D
7 Ridgeline Consultants LLC 1 12-09-25 REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25 DRAWN: CJW CHECKED: JGL
SHEET
LA GAMBINA HOMES Illinois Professional Design Firm No. 184-004766
1661 Aucutt Road, Montgomery, IL 60538 2 02-05-26 NO CHANGES MADE TO THIS SHEET REFERENCE:
PROPERTY ADDRESS: PH: 630.801.7927 FAX: 630.701.1385 DATE: 10-14-2025
22W584 AHLSTRAND ROAD Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
8 OF
CONSULTANTS Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
GLEN ELLYN, ILLINOIS CONSULTING ENGINEERS - LAND SURVEYORS PROJECT NO.
2025-0189
Page 27 of 166
Construction Details & Notes DWG. SIZE: D CHECKED: JGL 2025-0189
DRAWN: CJW REFERENCE: DATE: 10-14-2025 PROJECT NO.
EXISTING BOOK:
PAVEMENT
A A 1 2 STAPLE THE
WIRE MESH EXISTING FILTER
CLOTH
MOUNTABLE BERM
(OPTIONAL)
FENCING TO GROUND
SET POSTS AND
EACH POST.
EXCAVATE A 4"X4" PROFILE
( 36" MAX.)
TRENCH UPSLOPE WIRE
POST Wire mesh is optional whwn
FENCING
ALONG THE LINE using extra strenght (50lb./lin.
REVISED PER VILLAGE REVIEW COMMENTS DATED 11-13-25
(OPTIONAL)
OF THE POSTS. in.) filter fabric or commercially
pre-assembled filter fabric and
TRENCH Stakes shall be 1"X 2" wood stake erosion control
4"X4" wood or metal with a fencing.
minimum lenght of 3'.
PLAN
EXISTING PAVEMENT
NO CHANGES MADE TO THIS SHEET
45° BEND
EXISTING
GROUND
3 4
TRENCH WALL
PLAN VIEW
ATTACH THE BACKFILL THE
DESC
STOPPER CEMENTED FILTER FABRIC TRENCH AND
OR STAKED IN PLACE
FILTER
TO THE WIRE COMPACT THE CONSTRUCTION SPECIFICATIONS
FABRIC
FENCING AND EXCAVATED SOIL.
12-09-25 02-05-26
EXTEND IT INTO 1. STONE SIZE - USE 2" STONE, OR RECLAIMED OR RECYCLED CONCRETE EQUIVALENT.
DATE
Staple or wire to
wood stake or post. THE TRENCH.
COMPACTED
UNDISTURBED EARTH - SHAPE TO BACKFILL
2. LENGTH - AS REQUIRED, BUT NOT LESS THAN 50 FEET (EXCEPT ON A SINGLE RESIDENCE LOT WHERE A 30
PROVIDE UNIFORM BEARING FOR FOOT MINIMUM LENGTH WOULD APPLY).
REVISION
1 I/4 OF BARREL CIRCUMFERENCE 1 2
3. THICKNESS - NOT LESS THAN SIX (6) INCHES.
1
4. WIDTH - TEN (10) FEET MINIMUM, BUT NOT LESS THAN FULL THE WIDTH AT POINTS WHERE INGRESS OR
MAXIMUM SLOPE 1:1 EGRESS OCCURS.
STANDARD TEE - BARREL SIZE 5. FILTER CLOTH - WILL BE PLACED OVER THE ENTIRE AREA PRIOR TO PLACING OF STONE. FILTER WILL NOT BE
TO BE CALLED FOR ON A PLAN,
REQUIRED ON A SINGLE FAMILY RESIDENCE LOT.
Illinois Professional Design Firm No. 184-004766
OR AS OTHERWISE SPECIFIED.
Ridgeline Consultants LLC
6. SURFACE WATER - ALL SURFACE WATER FLOWING OR DIVERTED TOWARD CONSTRUCTION ENTRANCE SHALL
BEDDING AS SPECIFIED
Maintenance BE PIPED ACROSS THE ENTRANCE. IF PIPING IS IMPRACTICAL, A MOUNTABLE BERM WITH 5:1 SLOPES WILL BE
1661 Aucutt Road, Montgomery, IL 60538
PERMITTED.
NOTES:
SECTION A-A 1. Filter barriers shall be inspected immediately after each rainfall and at least daily during prolonged
7. MAINTENANCE - THE ENTRANCE SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR
rainfall. Any required repairs shall be made immediately. FLOWING OF SEDIMENT ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING WITH
PH: 630.801.7927 FAX: 630.701.1385
1. THE OPEN ENDS SHALL BE PROTECTED FROM DEBRIS AND GROUNDWATER ENTERING THE LATERAL WITH AN 2. Should the fabric decompose or became ineffective prior to the end of the expected usable life and STONE AS CONDITIONS DEMAND AND REPAIR AND/OR CLEANOUT OF ANY MEASURES USED TO TRAP
APPROVED PLUG. the barrier still be necessary, the fabric shall be replaced promptly. SEDIMENT. ALL SEDIMENT SPILLED, DROPPED, WASHED OR TRACKED ONTO PUBLIC RIGHTS-OF-WAY MUST BE
REMOVED IMMEDIATELY.
Jianfeng Hua P.L.S. 4071 Expiration Date 11/30/2026
3. Sediment deposits should be removed after each storm event. They must be removed when deposits
2. MAXIMUM SLOPE SHALL BE LESS THAN 1:1 WHEN IT IS NECESSARY TO SECURE BEDDING IN UNDISTURBED
EARTH. reach approximately half the height of the barrier. 8. WASHING - WHEELS SHALL SHALL BE CLEANED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO PUBLIC
4. Any sediment deposits remaining in place after the silt fence or filter barrier is no longer required shall RIGHTS-OF-WAY. WHEN WASHING IS REQUIRED, IT SHALL BE DONE ON AN AREA STABILIZED WITH STONE AND
3. WHEN A SERVICE CONNECTION REQUIRES TAPPING AN EXISTING MAIN, THEN A SEWER SADDLE SHALL BE WHICH DRAINS INTO AN APPROVED SEDIMENT TRAPPING DEVICE.
Stacy L. Stewart P.L.S. 3415 Expiration Date 11/30/2026
be dressed to conform with the existing grade, prepared and seeded.
USED. CLOW TYPE "SEALTITE" OR APPROVED EQUAL. BANDS, NUTS AND BOLTS MUST BE STAINLESS STEEL.
9. PERIODIC INSPECTION AND NEEDED MAINTENANCE SHALL BE PROVIDED AFTER EACH RAIN.
Riser for Service Lateral Silt Fence Stabilized Construction Entrance
CONSULTING ENGINEERS - LAND SURVEYORS
CONSULTANTS
22W584 AHLSTRAND ROAD
LA GAMBINA HOMES
GLEN ELLYN, ILLINOIS
PROPERTY ADDRESS:
PREPARED FOR:
SHEET
8 OF
8
Page 28 of 166
Staff Recommended Sidewalk and Streetlight Locations
Legend
Mandatory Receiving
Ramp
General Streetlight
Location
General Sidewalk
Location
Mandatory Receiving
Ramp
0 150 300 Print Date: 2/13/2026 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Page 29 of 166
Glen Ellyn Plan Meeting 2/26/2026 7:00 PM
Commission Department: Community Development
535 Duane Street Department Head: Jennifer Henaghan
Glen Ellyn, IL 60137 Category: Public Hearing
Prepared By: Daniel Harper
AGENDA ITEM (ID DOC ID: 2026-142
# 2026-142)
Public Hearing — 484 Glenwood Avenue, Glenwood Station Planned
Unit Development Amendment.
Statement of the Issue:
The petitioner, Holladay Properties, LLC has submitted a petition to consider an amendment to the
Final Planned Unit Development to allow the construction of six (6) private outdoor decks and one
(1) private outdoor patio to be located north of the building to be accessed by ground floor
residential units located at Glenwood Station.
Analysis:
REQUEST:
The petitioner requests an amendment to the Final Planned Unit Development to allow the
construction of six (6) private outdoor decks and one (1) private outdoor patio to be located north
of the building to be accessed by ground floor residential units located at Glenwood Station. The
Plan Commission will consider the petitioner’s requests for approval an amendment to Ordinance
No. 6970 for a Second Amendment to the Glenwood Station Planned Unit Development with the
following deviations, in accordance with Section 10-10-15 of the Glen Ellyn Zoning Code:
1. A deviation from Section 10-5-5(B)(4)(8) to allow one (1) or more decks to be located within
the required side yard; and
2. A deviation from Section 10-5-5(B)(4)(39) to allow one (1) or more terraces (patios) to be
located within the required side yard.
BACKGROUND:
The subject property comprises approximately 0.64 acres and is located on the north side of
Crescent Boulevard between Prospect Avenue and Glenwood Avenue. The property is zoned C5B
Central Service Subdistrict.
The property is subject to a Final Planned Unit Development per Ordinance No. 6834 that was
approved by the Village Board in 2020. The approved PUD allowed for the development of a five-
story mixed-use multi-family building. The PUD was amended in 2022 per Ordinance No. 6970 to
allow for a parking space variation from 104 spaces to 102 spaces and amended the north elevation
of the building to relocate the north façade for floors 2–5 approximately 9 feet north to be inline
with the north wall of the first-floor podium of the building and remove the north façade projecting
Page 30 of 166
balconies and be replaced with Juliet balconies.
ZONING: The subject site is currently zoned C5B Central Service Sub-District. The surrounding
zoning and land use are as follows:
Land Use Zoning
North: Restaurants C5B Central Service-Subdistrict
South: Public Parking Lot C5B Central Service-Subdistrict
West: Auto Repair Shop C5B Central Serivce-Subdistict
East: Medical Office and Retail C5A Central Retail Core-Subdstrict
PUBLIC NOTICE: Notice of the public hearing was published in the February 10, 2026, edition
of the Daily Herald. Property owners within 250 feet of the property were notified by mail of the
public hearing and a placard was placed on the property.
PROJECT SUMMARY:
The petitioner requests an amendment to the Final Planned Unit Development to allow the
construction of six (6) private outdoor decks and one (1) private outdoor patio to be located north
of the building to be accessed by ground floor residential units located at Glenwood Station.
The proposed outdoor decks and patio would be located in the landscaped area north of the
building and are proposed to provide an additional amenity to the adjacent ground floor units. Each
deck will be 24 feet (24'-0") wide by six feet (6'-0") deep. The proposed patio is thirty-four feet and
two inches (34'-2") wide by six feet (6'-0") deep and will be covered by artifical turf with a flow-
through drainage system. The patio area will be screened by a six-foot (6'-0) tall black mesh screen
fence on the eastern side.
Section 10-5-5(B)(4)(8) and Section 10-5-5(B)(4)(39) of the village code do not allow decks or patios
to project in the required side yard. The required side yard area is currently a landscaped area that
contains an eight-inch (0'-8") storm sewer located approximately seven feet (7'-0") from the building.
The plantings in the landscaped area are proposed to remain the same as the existing PUD except
for the ground cover that will be removed for the deck and patio locations. The proposed decks and
patio have been reviewed by Village development engineering staff and have determined that the
additional structures will not have a detrimental impact on the existing stormwater
infrastructure.
Budget Impact:
Contribution to Strategic Plan
Action Requested:
The Plan Commission should consider the petitioners’ requests for approval of an amendment to
the Planned Unit Development Plans for the Glenwood Station mixed-use building and make a
recommendation to the Village Board for approval, approval with conditions, or denial. In
deliberating this recommendation, the Plan Commission should consider the criteria in Sections 10-
Page 31 of 166
7-7 and 10-10-14(E) of the Zoning Code.
Attachments:
1. Application - PUD
2. Aerial Map
3. Zoning Map
4. Proposed Glenwood Station Deck & Terrace Additions
5. Ord 6834 PUD
6. Ord 6970 PUD Amendment 1
Page 32 of 166
VILLAGE OF GLEN ELLYN
Planned Unit Development
Application Packet
Community Development Department
535 Duane Street – Glen Ellyn, IL 60137 – Telephone 630.547.5250 – Fax 630.547.537
Page 33 of 166
APPLICATION FOR PLANNED UNIT DEVELOPMENT
Date Filed: 1/26/2026 Application No: 2026-0006
Name of Applicant: Holladay Properties
Address of Applicant: 1 Walker Ave Suite 300 Clarendon Hills, IL 60514
Property Interest of Applicant: Owner Representative
Name of Owner: HP Glenwood Station LLC
Address of Owner: 3454 Douglas Rd unit 250 South Bend, IN 46635
Contacts:
Type Name Address
1 Walker Ave Suite 300
Petitioner Holladay Properties Clarendon Hills, IL 60514
1 Walker Ave Suite 300
Web Administrator Holladay Properties Clarendon Hills, IL 60514
HP Glenwood 3454 Douglas Rdunit 250
Parcel Owner Station LLC South Bend, IN 46635
Property Address: 464 Glenwood Ave
Project Name: Web Project
Project Description: Removal of existing Juliet balconies from seven units on the north side of an
existing multifamily building. Juliet balconies to be replaced with new walk-out balconies. New
balconies to be wood-framed, with composite decking material. New railings and privacy
screening match those on the existing building.
Type of PUD Application: Amendment
Legal Description of Property:
THE SOUTH 110 FEET OF ALL THAT PART OF BLOCK 5, IN THE TOWN OF DANBY
(ALSO BLOCK 5 IN THE PLAT OF COUNTY CLERK'S SECOND ASSESSMENT
DIVISION), ALL IN THE SOUTHWEST 1/4 SECTION 11, TOWNSHIP 39 NORTH, RANGE
10 EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING EAST OF THE WEST LINE OF
LOT 3 IN MORRELL'S PLAT OF LOTS 2 AND 3, BEING PART OF SAID BLOCK 5
Page 34 of 166
ACCORDING TO THE PLAT OF SAID MORRELL'S LOTS RECORDED JANUARY 10,
1962 AS DOCUMENT R62-994, IN DUPAGE COUNTY, ILLINOIS.
Zoning: C5B, Central Business District (Service)
Lot Dimensions:
Lot Area: 35060
Property Size/Area: Approx. 27877 Sq. Ft.
Lot Frontage: 403.00
: 05113140080000
Present Use: 5-Story, mixed-use, luxury multifamily & retail building with 86 residential units
and 1,442 sq. ft. of retail space.
Requested Use/Construction: Modification to seven of the units on the second floor, to enhance
resident experience by removing Juliet balconies and constructing decks.
Current Zoning Classification of Property:PUD
Estimated Date to Begin New Use/Construction: 4/6/2026
Narrative Statement:
The proposed modification, which replaces select Juliet balconies with walk-out decks, will not
result in adverse economic impacts to adjoining or nearby properties and will not create additional
noise, glare, odor, fumes, or vibration beyond what is typical for a permitted residential use. The
proposal is consistent with the Village's Comprehensive Plan by enhancing residential livability
while preserving neighborhood compatibility.
Describe How the Special Use:
1. Will be harmonious with and in accordance with the general objectives, or within a
specific objective of the Comprehensive Plan and/or this Zoning Code:
Replacing select Juliet balconies with walk-out decks improves the quality of outdoor
living space for residents without increasing building height, massing, intensity, or
impacts to surrounding properties. The modification preserves compatibility with the
Page 35 of 166
surrounding neighborhood, supports high-quality multifamily housing, and remains
consistent with the intent of the original approvals and the Village’s broader planning
objectives.
2. Will be designed, constructed, operated, and maintained so as to be harmonious and
appropriate in appearance with the existing or intended character of the general vicinity
and that such use will not change the essential character of the same area:
The new deck railings will match the existing railings on nearby areas of the existing
building. Similarly, the three new privacy fences will match those on the south side of the
building. The private decks will be maintained as part of the residential use already
approved. As a result, the proposal will not change the overall character of the area and
will remain compatible with the existing property and adjacent vicinity.
3. Will not be hazardous or disturbing to existing or future neighborhood uses:
The area of work is limited to the northwest corner of the building. Special consideration
will be given to existing residents during construction and coordinated closely with the
Property Management team on-site.
4. Will be served adequately by essential public facilities and services such as highways,
streets, police and fire protection, drainage structures, refuse disposal, water, sewers and
schools, or that the persons or agencies responsible for the establishment of the proposed
use shall be able to provide adequately any such services:
The modification does not increase the number of dwelling units, occupancy, or demand
on public infrastructure, and no changes to existing service capacity or access are required.
5. Will not create excessive additional requirements at public cost for public facilities and
services, and will not be detrimental to the economic welfare of the Village:
The proposed Special Use modification will not create additional requirements or costs for
public facilities or services, as it does not increase the number of dwelling units, occupancy,
or intensity of use. All public infrastructure and services will continue to function as
previously approved, and the modification will not be detrimental to the economic welfare
of the Village.
Page 36 of 166
6. Will not involve uses, activities, processes, materials, equipment and/or conditions of
operation that will be detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors:
The proposed Special Use modification will not introduce any uses, activities, materials,
equipment, or operating conditions that would be detrimental to persons, property, or the
general welfare. The modification does not increase traffic, noise, smoke, fumes, glare, or
odors beyond what is typical for an approved residential use, and no new impacts to
surrounding properties are anticipated.
7. Will have vehicular approaches to the property, which shall be so designed as not to create
an undue interference with traffic on surrounding public streets or roads:
No new vehicular approaches are required to the property, so project will not create an
undue interference with traffic on surrounding public streets or roads.
8. Will not increase the potential for flood damage to adjacent property or require additional
public expense for flood protection, rescue or relief:
The walk-out decks do not alter approved drainage patterns, stormwater management
systems, or site grading, and all existing flood protection measures will remain unchanged.
9. Will not result in destruction, loss or damage of natural, scenic or historic features of major
importance to the community:
The modification is limited to minor architectural changes to an already approved building
and does not affect protected resources, landmark structures, or environmentally sensitive
areas.
Page 37 of 166
464 Glenwood Avenue - Aerial Map
Legend
0 100 200 Print Date: 2/12/2026 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Page 38 of 166
464 Glenwood Avenue - Zoning Map
Legend
Zoning and Development
Zoning
C5A: Central Business District (Retail
Core)
C5B: Central Business District
(Service)
CR: Conservation/Recreation
District
Subject Property
0 150 300 Print Date: 2/12/2026 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Page 39 of 166
LOOKING EAST LOOKING NORTHWEST LOOKING WEST
TERRACE & DECK ADDITIONS
LOOKING SOUTH LOOKING NORTH LOOKING EAST
Page 40 of 166
TERRACE & DECK ADDITIONS
ARTIFICIAL TURF
TREX DECKING EXISTING GROUNDCOVER
EXISTING SHRUBS TO REMAIN
(HONEY GROVE PICTURED) TO REMAIN
PROPOSED SCONCE
Page 41 of 166
TERRACE & DECK ADDITIONS
Page 42 of 166
1 2 3 4 5 6 7 8
REVISIONS
A
RAISED DECKS (TYP). REFER TO EX. GROUND ELEVATIONS
ARCHITECTURAL DRAWINGS FOR DETAILS. AND DRAINAGE PATTERNS
8" PERIMETER CONCRETE DISTURBANCE TO EX. GROUND TO BE TO BE MAINTAINED.
CURB AT PATIO MINIMAL AND ISOLATED TO JUST THE WORK
REQUIRED TO INSTALL THE DECK SUPPORT
POSTS.
WYE CONNECTION TO EX. PRIVACY FENCE
STORM SEWER (TYP) EMBEDDED IN CURB
WALL. SEE ARCH. PLANS
EX. G 759.34 EX. G 757.53
EX. G 758.04
EX. G 758.46
ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184-005714
EX. G 756.42 3343 N. NEVA AVENUE
CIVIL ENGINEERS - PLANNERS - DEVELOPMENT CONSULTANTS
759.41 EX. G
CHICAGO, ILLINOIS 60634
758.61 EX. RIM 758.63 EX. G EX. G 758.44 EX. G 758.34 EX. G 758.01 EX. G 757.60 EX. G 756.89 EX. G 756.33 EX. RIM 755.70 Ph: (312) 637-9570
758.75 G
Fax: (312) 637-9454
758.78 G E-mail: info@civworks.com
758.78 T/C
758.40 G Web: www.civworks.com
758.80 G G 758.80
758.88 EX. G 758.77 EX. G 758.37 EX. G 757.94 EX. G 757.24 EX. G 756.62 EX. G 756.71 EX. G
EX. G 758.74 EX. G 758.17
B
758.90 T/C G 758.90 758.90 T/C
758.90 G 758.80 G
4" PERFORATED
DRAINTILE (TYP)
PENDING APPROVAL - NOT FOR CONSTRUCTION - © CIVWORKS CONSULTING, LLC ; THIS PLAN AND DESIGN ARE THE PROPERTY OF CIVWORKS CONSULTING, LLC. NO REPRODUCTION OF ANY PART OF THESE PLANS IS PERMITTED WITHOUT THE WRITTEN CONSENT OF CIVWORKS CONSULTING, LLC.
ARTIFICIAL TURF PATIO.
SEE DETAIL
ADJUST STORM
CLEANOUT RIM AS UNIT FINISHED FLOOR ELEVATIONS ARE
REQUIRED APPROXIMATELY 759.33
C
ARTIFICIAL GRASS TURF
INFILL 3/4"-1"
WEED FABRIC
GLENWOOD STATION
8" TURF SURFACE 60D NAIL
ON HIGH SIDE PER MANUFACTURERS 1.5" PERMEABLE SETTING BED AGG. (IDOT CA-16)
PROPOSED PATIO AND DECKS GRADING EXHIBIT
RECOMMENDATIONS
8" COARSE AGGREGATE BASE (CA-7)
TURF SURFACE
ON LOW SIDE 2"R 6"
6"
NATURAL SOIL
4" PERFORATED PVC
2-#4 18"
SEE NOTE
WRAPPED IN FILTER FABRIC
BELOW
STANDARD ARTIFICIAL TURF CROSS SECTION
3"
D NOTES:
1. EXPANSION JOINTS TO BE LOCATED AT HIGH POINTS, INLETS, CATCHBASINS,
CURB RETURNS, COLD JOINTS OR 60' MAX. (SEE DETAIL).
464 GLENWOOD AVENUE, GLEN ELLYN, IL 60137
2. CONTRACTION JOINTS ARE TO BE SAW CUT 2" DEEP AT 20' INTERVALS MAX.
3. INSTALL 2-#4 DEFORMED BARS X 10'-0" LONG OVER ALL TRENCHES.
PERIMETER CURB DETAIL
SHEET TITLE: PROJECT:
E
PROJ. MGR.: OP
DRAWN BY: OP
FIRST ISSUE DATE: 02-09-2026
SCALE: 1"=5'
GRAPHIC SCALE SHEET NO.
5 0 2.5 5 10
( IN FEET )
1 inch = 5 ft.
EXH-1.0
PROJ. NUMBER: 20014
1 2 3 4 5 6 7 8
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Page 147 of 166
Glen Ellyn Plan Meeting 2/26/2026 7:00 PM
Commission Department: Community Development
535 Duane Street Department Head: Jennifer Henaghan
Glen Ellyn, IL 60137 Category: Other
Prepared By: Daniel Harper
AGENDA ITEM (ID DOC ID: 2026-143
# 2026-143)
Pre-Application — 451 Duane Street, Office Building Planned Unit
Development.
Statement of the Issue:
The petitioner, John Messina, requests a Pre-Application meeting to obtain informal feedback on
concept plans for the redevelopment of the property at 451 Duane Street as a new three-story office
building located in the C5B Central Service Subdistrict.
Analysis:
Background:
The property was previously improved with a single-family home. The applicant purchased the
property for redevelopment and has demolished the structure on the property. The property is now
undeveloped.
Surrounding Uses:
Surrounding Land Uses Surrounding Zoning
North: Computer Repair Store and C5B Central Service Subdistrict
Office
South: St. Petronille Church and School R2 Single Family Residential
East: Single Family Residential C5B Central Service Subdistrict
West: Multifamily Residential C5B Central Service Subdistrict
Comprehensive Plan:
The 2023 Comprehensive Plan future land use map identifies the property as a location for single-
family attached development (pg. 12). The downtown sub-area framework identifies this property as
being within a "Transition Area" and recommends that the Village "promote residential
development in the outer edges of the C5B zoning area of the Central Business District to transition
to the adjacent residential zones. Consider reduced setbacks and increased housing options in these
areas" (pg. 22).
The plan also identifies the property as part of a potential redevelopment site in combination with
the other existing single-family homes located to the east of the property and recommends that
"these properties should be assembled and redeveloped as a small single-family attached
development similar to the property directly east" (pg. 30).
Page 148 of 166
Review Process:
Because the property is zoned C5B Central Service Subdistrict, the applicant would be required to
submit an application for a Special Use Permit for a Planned Unit Development in order to allow
for construction on the site. The C5B Central Service Subdistrict has no minimum yard and lot
requirements for commercial uses.
The project would be required to seek approval of the exterior appearance from the Architectural
Appearance Commission as the project is new non-residential principal building construction.
Project Summary:
1. Site Plan
The proposed site plan shows a three-story office building with 5,106 square feet of office floor area
fronting Duane Street with a four-car parking lot south of the building. The building will also
include an attached two-car garage that will be accessed from the rear of the building through the
parking lot. In order to be efficient with the limited lot area, trash storage will be located inside the
garage. The proposed site would be accessed through a driveway located in the west of the site on
Prospect Avenue.
2. Potential Planned Unit Development Deviations
Visibility Triangle: Because the property is a corner lot, a portion of the building would be located in
the 30-foot visibility (or safe sight) triangle. Approximately 575 square feet of the northwest corner
of the proposed building would be located within the defined visibility triangle. This would not be
out of character to the existing built environment, as the library and multifamily building located
west of the property are also located within the visibility triangle.
Section 10-5-5(C) requires that new impervious surfaces be setback 2% of the lot width or one foot
(1'-0") for the 48-foot-wide lot. The proposed side plan shows impervious surfaces being
constructed on the lot line in order to allow for maneuverability for the parking area.
Section 10-5-8 (H) requires that landscape islands shall have a minimum width and length equal to
the size of the parking spaces in the subject lot. The proposed landscape islands are one foot and six
inches (1'-6") wide in lieu of the required nine feet (9'-0").
Section 10-7-9 (D) requires that the coverage of all principal and accessory buildings and structures
shall not exceed 50 percent of the lot area. The proposed lot coverage when calculating the roof
overhang is 3,042 sqft or 51.6% of the lot area. A deviation will be required as part of the PUD
Submittal.
3. Landscaping and Lighting.
As part of the Planned Unit Development application review process, a landscape plan and
photometric plan will be required, and the project’s landscaping and lighting will be evaluated for
compliance with the Village’s requirements. The landscaping will also be reviewed by the AAC.
Section 10-7-9 (B) of the Village Code requires planting screens or fences shall be provided on the
sides of the development abutting areas occupied or likely to be occupied by residences and that the
plan of the project shall provide for the integrated and harmonious design of buildings, and for
adequate and properly arranged facilities for internal traffic circulation, landscaping and such other
Page 149 of 166
features and facilities as may be necessary to make the project attractive and efficient from the
standpoint of the adjoining and surrounding existing or potential development.
4. Driveway and Traffic Control.
The Duane Street approach to Prospect Avenue is a stop-sign-controlled intersection. The proposed
positioning of the building would severely limit visibility for both motorists and pedestrians. The
egress of the driveway onto Prospect Avenue has limited visibility for pedestrians using the Prospect
Avenue sidewalk and has the potential to create conflicts due to the pre-K through 8th grade school
that is located immediately to the south.
The Village Code requires that one space be provided for each 250 square feet of gross floor area.
Approximately 29 spaces would be required per the code. However, this requirement may no longer
be enforceable as SB 2111 goes into effect June 1, 2026, preventing local governments from
imposing or enforcing any minimum automobile parking requirements on a development project if
the project is located within one-half mile of a public transportation hub. The Glen Ellyn Metra
station meets the qualifications as a public transit hub as defined in SB 2111. The property is located
approximately 1,426 feet from the transit station and qualifies for the one-half mile radius
requirement. To view SB 2111, a link is provided here.
5. Elevations.
The proposed three-story office building will be constructed of primarily masonry materials. The
proposed building height is forty-one feet and 2 inches (41'-2") and would meet the maximum
building height requirement.
6. Overhead Utilities.
All the existing overhead utility lines located along the property limits will be buried as part of the
project as required per Village Code.
7. Stormwater.
Stormwater impacts will need to be evaluated for the proposed development on the subject property
to account for natural drainage patterns and overflow routes of the area. The proposed
redevelopment of the site will likely require new stormwater detention or Post-Construction Best
Management Practices (PCBMP) measures.
Budget Impact:
Contribution to Strategic Plan
Action Requested:
The Plan Commission is being asked to conduct a pre-application conference and provide
comments that will assist the petitioner in preparing a formal application. In reviewing the project,
the Plan Commission may wish to consider/provide feedback regarding the following:
1. If the Commission is supportive of the overall development concept.
2. Provide feedback on how the concept conflicts with the envisioned use of the property in the
Page 150 of 166
2023 Comprehensive Plan.
3. Provide feedback on the number of parking stalls proposed on the lot.
4. Discuss and provide feedback regarding the anticipated modification requests.
5. Provide feedback on the proposed elevation design of the building.
6. Clarify any other concerns.
Attachments:
1. Cover Letter
2. Application - Pre Application
3. Aerial Map
4. Zoning Map
5. Exsisting Site Development Plan and Survey
6. Preliminary Site Plan, Floor Plan and Elevation Plan
7. Preliminary Elevation Rendering
Page 151 of 166
MESSINA BUILDERS
P.O Box 723
Bloomingdale, IL 60108
Date 1/3/26 PROJECT DESCRIPTION
Vacant lot located at 451 Duane on corner of prospect
Proposing using existing curb cut on prospect to build a 3-story office building , we are
currently working with two medical groups looking for a local office no retail sales
Interested parties have mentioned interest in this site with its proximity to Metra train
This would be a great use of site with not heavy traffic in out of building this would
complement surrounding area
Page 152 of 166
VILLAGE OF GLEN ELLYN
Application for Commission Pre-Application
Meeting
Community Development Department
535 Duane Street – Glen Ellyn, IL 60137 – Telephone 630.547.5250 – Fax 630.547.5370
Page 153 of 166
Application for Commission Pre-Application Meeting
Date Filed: 1/19/2026 Application No: 2026-0004
Name of Applicant: john Messina
Address of Applicant: 24w280 St. Charles Road, Carol Stream, IL 60188
Property Interest of Applicant: Developer - 451 Duane Street
Name of Owner: Flash Property Management
Address of Owner: 101 Tanager Dr Bloomingdale, IL 60108
Contacts:
Type Name Address
24w280 st charles rd carol
stream Carol Stream, IL
Petitioner john messina 60188
24w280 st charles rd carol
stream Carol Stream, IL
Web Administrator john messina 60188
Flash Property 101 Tanager Dr
Parcel Owner Management Bloomingdale, IL 60108
Property Address: 451 Duane St
Project Name: offfice
Project Description: corner vacant lot we are looking to build 3 story office use
Zoning: C5B, Central Business District (Service)
: 05113260010000
Page 154 of 166
451 Duane Street - Aerial Map
Legend
Subject Property
0 50 100 Print Date: 2/12/2026 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Page 155 of 166
451 Duane Street - Zoning Map
Legend
Zoning and Development
Zoning
C5B: Central Business District
(Service)
R2: Single Family Residential District
Subject Property
0 50 100 Print Date: 2/12/2026 Notes
ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Page 156 of 166
GENERAL NOTES:
EXISTING TOPOGRAPHY, SITE MANAGEMENT, DEMOLITION & 7.7'
REINFORCING CORD
1. Utilities and improvements shown hereon based on visible EROSION CONTROL PLAN
field verified structures. SCALE: 1" = 10'
2. Boundary information shown hereon is for graphical FOR STAPLES (TYP.)
depiction only.
PROTECTIVE TREE FENCING 451 DUANE ST. - GLEN ELLYN, IL Sanitary Sewer
3. This drawing does not constitute a plat of survey. 52"
GROUND SURFACE Storm Sewer
NOTE: AFTER TREES ARE SAFELY FENCED, NOTHING IS TO BE RAKED OUT, CUT, PLANTED, (P.I.N. 05-11-326-001)
SITE MANAGEMENT NOTES STORED,OR DISTURBED INSIDE THE FENCE Watermain
REMOVE PROTECTIVE FENCE ONLY AFTER ALL CONSTRUCTION WORK HAS BEEN FINISHED BOTTOM OF FABRIC Contour Lines
1. The use of a Village water hydrant shall be used for the purpose of controlling dust 704
and other airborne particles during demolition. Spot Elevations 705.00
1.125" X 1.125"
2. Provide 10lb ABC fire extinguisher (minimum) on site during demolition and OAK STAKE Fence
construction. NICOLON 70-06 FABRIC Fire Hydrant
(OR APPROVED EQUIVALENT)
3. Safety fence is required around the perimeter of the demolition/construction site and Manhole
must be secured during non-work hours. 2"
Light Pole
4. Demolition must occur on the dates indicated on the written notification mailed to the Power Pole
COMPACTED
village surrounding property owners no more than 10 days or less than 7 days prior to BACKFILL B-Box
the scheduled demolition. If the demolition does not occur within the dates noted, the
contractor shall provide another notice of the rescheduled dates no more than 10 days 24" SILT FENCE San. Cleanout
or less than 7 days prior to the rescheduled demolition.
FLOW DETAIL Tree
5. Within 90 days from the issuance of a demo permit, the driveway shall be removed, FENCE AT DRIPLINE OF EXISTING Shrubs
the site shall be restored to natural grade and soil stabilization (grass seed or sod) shall TREES TO REMAIN OR AT EDGE OF 6"
PROPOSED IMPROVEMENTS
be established. Drainage Pattern
TENAX ALPI 4' ORANGE 4"-6" Silt Fence S
SAFETY FENCE
Inlet Protection
Safety Fence
1. Install Silt Fence prior to the start of excavation activities.
2. Maintain existing driveway for construction entrance.
BENCHMARK INFORMATION
ALL UTILITY DISCONNECTIONS SHALL BE MADE AT THEIR RESPECTIVE 8' MAX.
MAINS. THE PARKWAY SHALL BE RESTORED WITH TOPSOIL & SOD. METAL FENCE POSTS
DUPAGE COUNTY BENCHMARK #DK3188: STATION IS LOCATED AT THE SOUTHEAST
CORNER OF THE INTERSECTION OF MAIN STREET AND CRESCENT STREET. STATION
IS 74.0 FEET SOUTH OF THE CENTERLINE OF CRESCENT STREET AND 42.5 FEET
INLET EAST OF THE CENTERLINE OF MAIN STREET. MONUMENT IS A 3.5 INCH BRASS DISK
WORKING HOURS ARE LIMITED TO RIM=741.68
7 AM TO 7 PM MONDAY THROUGH FRIDAY SET ON THE TOP OF A 3 FOOT HIGH RETAINING WALL SURROUNDING AN
ELECTRICAL CONTROL BOX. MONUMENT IS 1.0 FOOT ABOVE GRADE.
STORM MH ELEVATION = 745.28 (NAVD88)
RIM=741.91
SITE BENCHMARK: STORM MANHOLE LOCATED ON THE SOUTHEAST CORNER OF
MANHOLE
THE INTERSECTION OF DUANE STREET AND PROSPECT AVENUE.
RIM=742.88
RIM = 742.62 (NAVD88)
#1: 10" ELM
#3: 3" MAPLE STORM MH
- GOOD #2: 3" MAPLE - GOOD RIM=743.41
- GOOD
#5: 8" MAPLE
- GOOD
#4: 3" MAPLE
- GOOD
INLET
RIM=742.54
WATER MH
RIM=743.02
PROSPECT AVE.
SAN. MH EROSION CONTROL NOTES
(ASPHALT PAVEMENT) STORM MH
RIM=742.70
RIM=742.62 1. THE SEDIMENTATION AND EROSION CONTROL MEASURES SHALL BE IN ACCORDANCE WITH THE STANDARDS AND
STORM MH SPECIFICATIONS FOR SOIL AND SEDIMENTATION CONTROL, PROCEDURES AND STANDARDS FOR URBAN SOIL AND
INLET RIM=742.73 SEDIMENTATION CONTROL IN ILLINOIS, AND THE VILLAGE OF GLEN ELLYN.
RIM=742.75
BC 748.11 BC 746.80 BC 745.84 BC 744.12 2. SEDIMENT AND EROSION CONTROL DEVICES SHALL BE INSTALLED AND FUNCTIONAL BEFORE THE SITE IS OTHERWISE
STORM MH
FL 747.74 FL 746.39 FL 745.34 FL 744.50 DISTURBED.
RIM=742.91
MH
3. SEDIMENTATION BASINS, BARRIERS, AND ALL APPROPRIATE EROSION CONTROL MEASURES SHALL BE INSTALLED PRIOR TO
RIM=742.66
MASS GRADING.
GUIDE BC 742.80
WIRE FL 742.35 4. ALL TEMPORARY AND PERMANENT EROSION CONTROL MEASURES SHALL BE MAINTAINED AND REPAIRED AS DEEMED
NECESSARY BY THE VILLAGE OF GLEN ELLYN.
74 74 74
9 5 3
6 74
INLET
8 7 74 5. INSTALL PERMANENT SEEDING AND SOD IN ALL AREAS AS REQUIRED BY THE VILLAGE OF GLEN ELLYN.
74 #6: 4" IVORY SILK 74 RIM=742.68
750 4
LILACE - GOOD 6. IF A STOCKPILE IS TO REMAIN IN PLACE FOR MORE THAN 3 DAYS, IT SHALL BE SURROUNDED BY SILT FENCE. IF A
STOCKPILE IS TO REMAIN IN PLACE FOR MORE THAN 14 DAYS, IT SHALL BE PROTECTED WITH TEMPORARY SEEDING.
7. ALL FLARED END SECTIONS SHALL BE PROTECTED BY SEDIMENT SETTLING BASINS AND/OR STRAW BALES UNTIL GROUND
748.66 COVER HAS BEEN ESTABLISHED. FILTER FABRIC SHALL BE PLACED UNDER ALL INLET GRATES UNTIL GROUND COVER HAS
749.94 747.13 745.87 122.75' (R/M) 744.97 743.43 BEEN ESTABLISHED.
INLET
750.68 S S S S
R. WALL S RIM=742.19 8. WATER PUMPED, OR OTHERWISE DISCHARGED, FROM THE SITE AS PART OF CONSTRUCTION DEWATERING SHALL BE
FILTERED.
PERIMETER SAFETY FENCE
WITH GATE 9. ALL SOIL, MUD AND DEBRIS WASHED, TRACKED OR DEPOSITED ONTO THE STREET SHALL BE REMOVED AT THE END OF
MAINTAIN EXISTING GRAVEL EACH WORK DAY.
DRIVEWAY FOR CONSTRUCTION 746.31 746.04
751.12
ENTRANCE PORTABLE S 10. VEHICULAR ACCESS TO THE SITE SHALL BE RESTRICTED TO A GRAVEL DRIVE AFTER THE FOUNDATION HAS BEEN
745.93 BACKFILLED. THE GRAVEL DRIVE SHALL BE INSTALLED WITHIN 7 DAYS OF THE FOUNDATION BACKFILLING AND PRIOR TO THE
750.94 TOILET
START OF ANY CONSTRUCTION ABOVE THE TOP OF FOUNDATION.
MESSINA BUILDERS
R. WALL 745.32 74
751 747.32 746.44 451 5 INLET
RIM=741.90
11. GROUND COVER (SEED AND MULCH OR SOD) SHALL BE PLACED ON ALL DISTURBED AREAS WITHIN 14 DAYS OF THE
COMPLETION OF TOP SOIL PLACEMENT AND FINAL GRADING. IF WEATHER CONDITIONS PRECLUDE THE PLACEMENT OF SEED
748.71 744.24 AND MULCH OR SOD, ALL DISTURBED AREAS SHALL BE PROTECTED WITH EROSION BLANKET.
GRAVEL T/F - 745.78
48.00' (R/M)
744
746.18
PAVEMENT (BOTTOM OF
REMOVE EXISTING GRAVEL SIDING)
743
S DRIVEWAY AFTER COMPLETION BC 742.88 STORM MH
OF CONSTRUCTION ACTIVITY REMOVE EXISTING HOUSE FL 742.37 RIM=742.13
751.47 8 B-BOX
74 PER VILLAGE REQUIREMENTS REMOVE EXISTING
WALKWAY
S
744.39
48.00' (R/M)
9 745.53
74 746.73
751.90 746.10
748.60 747.24 745.94 745.89 #8: 16" OAK
745.88 - GOOD
749.34 745.86 745.74
746
746.35 5
P.O. Box 5376, Oak Brook, IL 60522
74
751.76 747.81 744.42 #7: 14" MAPLE
ASPHALT 748.01 S745.76 S
(ASPHALT PAVEMENT)
S - GOOD
PARKING S 746.40 745.80 745.30 745.08
122.75' (R/M) 746.08 745.47 745.05 744.88 7
748.82 74 745.96 45
75 7 746.43 745.60 745.17 744.81
2 #10: 36" OAK
- GOOD 745.52
DUANE ST.
749.98
457 744.75
745.05 744
Tel: 630-772-9393 Fax: 630-756-4151
747.80
748 747.45 T/F = 747.36 C.P.
(BOTTOM OF #9: 20" LINDEN
- GOOD This is to certify that I, Alecs C. Hur, performed the
SIDING) 744.81 topographical survey and that what is drawn is a correct
752.35 745.39 representation of the field observations
S
OF E S ION A
749.97 PR L
D
Dated this 16th day of December 2024 at Elmhurst, Illinois. E ER
SE
GIN
748.10 744.89 L I CE N
749.05
748.73 ALECS C. HUR EN
744.56 062-054937
752.36 74 BC 743.11
ST IS
9 FL 742.64 AT
E IN
O
OF I LL
Illinois Professional Engineer Number 062-054937
My License Expires NOVEMBER 30, 2025 Sheet 1 / 2
Page 157 of 166
SITE DEVELOPMENT & TREE PROTECTION PLAN MASS GRADING NOTES
1. ALL UNSUITABLE MATERIAL MUST BE REMOVED FROM THE PROPOSED BUILDING AREA OR AS INDICATED ON THE SOILS
FOR REPORT FOR THE SUBJECT DEVELOPMENT.
LOT SIZE = 5892 S.F.
451 DUANE ST. - GLEN ELLYN, IL SCALE: 1" = 10'
2. PRIOR TO COMMENCEMENT OF CONSTRUCTION OF THE MASS GRADING OPERATIONS OF A SUBDIVISION OR PARCEL OF LAND,
THE DEVELOPER OR BUILDER, MUST NOTIFY THE VILLAGE ENGINEER TO ARRANGE FOR APPROPRIATE CONSTRUCTION
INSPECTION. IN ADDITION, PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION, ALL REQUIRED BONDS MUST BE POSTED AND
(P.I.N. 05-11-326-001) PERMIT FEES PAID, ALL MASS GRADING OPERATIONS OF A SUBDIVISION OR INDIVIDUAL BUILDING PARCEL, AS WELL AS ANY
EXIST. IMPERVIOUS ROADWAY OR PARKING LOT IMPROVEMENT, MUST BE CONSTRUCTED ACCORDING TO THE STANDARD SPECIFICATIONS FOR
DUPAGE COUNTYWIDE STORMWATER MANAGEMENT APPLICATION/PERMIT NUMBER: 24-17-00XX ROAD AND BRIDGE CONSTRUCTION, IN ILLINOIS, CURRENT EDITION, AS WELL AS THE AMERICAN SOCIETY OF STATE HIGHWAY
OFFICIALS, CURRENT EDITION.
HOUSE 1180 S.F.
WALK 245 S.F. 3. ALL GRADING OPERATIONS MUST BE CONSTRUCTED ACCORDING TO THE ELEVATIONS AND GRADES, AS SHOWN ON THE PLANS
OR MODIFIED BY THE VILLAGE ENGINEER. ALL EXCAVATED MATERIAL SHALL BE PLACED AND STOCKPILED ON THE SUBJECT
GRAVEL DRIVEWAY 2130 S.F. PROPERTY, AS PREVIOUSLY APPROVED. THE SUBDIVIDER OR BUILDER MUST ADHERE TO THE APPROVED ENGINEERING PLANS,
DURING THE COURSE OF CONSTRUCTION OF THE DESIGNATED IMPROVEMENTS. POSITIVE DRAINAGE MUST BE PROVIDED AT ALL
TIMES IN AN ATTEMPT NOT TO AFFECT THE SUBJECT DEVELOPMENT OR TO INFRINGE UPON ADJACENT PROPERTIES.
TOTAL EXISTING IMPERVIOUS AREA = 3555 S.F.
1. Maintain existing drainage pattern. This development shall not increase stormwater runoff to adjacent
properties.
2. All excavated material not used to backfill around foundation shall be removed from site.
ALL PERVIOUS AREAS SHALL BE PLANTED WITH SOD. TOPSOIL AND SOD SHALL BE PLACED
WITHIN 14 DAYS AFTER COMPLETION OF FINE GRADING OPERATIONS.
ITEM UNITS UNIT PRICE QUANTITY COST
SILT FENCE L.F. $ 3 340 $1020
4" TOPSOIL S.Y. $ 3 450 $1350
SOD S.Y. $ 3 450 $1350
STREET SWEEPING L.S. $ 500 1
TOTAL COST $4220
INLET
RIM=741.68
STORM MH
RIM=741.91
MANHOLE
RIM=742.88
#1: 10" ELM
#3: 3" MAPLE STORM MH
- GOOD #2: 3" MAPLE - GOOD RIM=743.41
- GOOD
#5: 8" MAPLE
- GOOD
#4: 3" MAPLE
- GOOD
INLET
RIM=742.54
WATER MH
RIM=743.02
PROSPECT AVE.
SAN. MH
(ASPHALT PAVEMENT) STORM MH
RIM=742.70
RIM=742.62
STORM MH
INLET RIM=742.73
RIM=742.75
BC 748.11 BC 746.80 BC 745.84 BC 744.12
STORM MH
FL 747.74 FL 746.39 FL 745.34 FL 744.50 RIM=742.91
MH
RIM=742.66
REMOVE & REPLACE EXIST. DRIVEWAY
APRON WITH 4" TOPSOIL & SOD GUIDE BC 742.80
WIRE FL 742.35
74 74 74 5'
9 5 3
6 74
INLET
8 7 74
74 #6: 4" IVORY SILK 74 RIM=742.68
750 4
LILACE - GOOD
748.66 745.87 122.75' (R/M) 744.97 743.43
749.94 747.13
INLET
R. WALL 750.68 RIM=742.19
6
751.12 74
RESTORE DISTURBED AREAS
WITH 4" TOPSOIL, SEED & BLANKET
750.94
R. WALL
751 INLET
MESSINA BUILDERS
RIM=741.90
748.71 744.24
48.00' (R/M)
744
RESTORE DISTURBED AREAS
WITH 4" TOPSOIL, SEED & BLANKET
743
BC 742.88 STORM MH
FL 742.37 RIM=742.13
751.47 8
74
744.39
48.00' (R/M)
9
74
10' TREE PROTECTION
RESTORE DISTURBED AREAS
751.90 FENCE (TYP.)
WITH 4" TOPSOIL, SEED & BLANKET
#8: 16" OAK
- GOOD
749.34
746
5
746 745 74
751.76 747.81 744.42 #7: 14" MAPLE
P.O. Box 5376, Oak Brook, IL 60522
ASPHALT 748.01 745.76
(ASPHALT PAVEMENT)
- GOOD
PARKING 746.40 745.80 745.30 745.08
122.75' (R/M) 746.08 745.47 745.05 744.88 7
748.82 74 745.96 45
75 7 746.43 745.60 745.17 744.81 I, Alecs C. Hur, a registered Professional Engineer of Illinois hereby
2 #10: 36" OAK
- GOOD 745.52 certify that these plans and specifications have been prepared by
DUANE ST.
749.98
457 744.75
Gabriel Group, Inc. under my personal direction and supervision
744 and that the development of the subject site in accordance with the
745.05
site development plan will not increase the amount or rate of
747.80
748
T/F = 747.36 C.P. run-off so as to adversely affect the quality or surface water
Tel: 630-772-9393 Fax: 630-756-4151
747.45
#9: 20" LINDEN draining onto other properties and will not damage other properties.
(BOTTOM OF
- GOOD
SIDING) OF E S S ION A
744.81 Dated this 20th day of December 2024 at Elmhurst, Illinois. PR L
D
NE ER
SE
752.35
GI
745.39
L I CE N
EN
749.97 ALECS C. HUR
748.10 744.89
062-054937
749.05
748.73 ST IS
744.56 AT
E IN
O
OF I LL
752.36 74 BC 743.11
9 FL 742.64 Illinois Professional Engineer Number 062-054937
My License Expires on NOVEMBER 30, 2025
Sheet 2 / 2
Page 158 of 166
LOCATION MAP
PROJECT
LOCATION
1
PROSPECT AVE.
A-0.1B
EXISTING
APPROACH TO
SCALE: 1" = 10'-0" REMAIN
122.75'
5' - 0"
PROPOSED BUILDING
LOT SIZE
CONCEPT ARCHITECTURAL SITE PLAN
CONDENSING UNITS 7,212 SQ. FT. 38' - 0"
48.00' 48.00'
5,892 S.F.
451 DUANE ST.
2' - 9" 19' - 0" 30' - 0" 64' - 0" 7' - 0"
N
DUANE ST.
TRUE NORTH 5' - 0"
122.75'
NOT FOR CONSTRUCTION
LAYOUT IS PRELIMINARY. ALL DIMENSIONS TO BE VERIFIED.
PRELIMINARY
REV # DATE REVISION / ISSUE
DRAWING TITLE: The designs indicated in these
drawings and specifications are
DATE:
PRELIMINARY ARCHITECTURAL OFFICE BUILDING copyrighted works and are the
intellectual property of Architects'
12/31/25 Studio, LLC.
SITE PLAN 451 DUANE ST. These drawings and specifications
shall not be reproduced in any
GLEN ELLYN, IL 60137 form or by any means without the
OF expressed written permission of 257 WEST AVENUE SUITE 100 T: 630-617-5990
DRAWING #:
Architects' Studio, LLC. ELMHURST, IL 60126
DRAWN BY: CHECKED BY: CLIENT:
ISSUED FOR:
REVIEW
SCALE: JOHN MESSINA
AS NOTED FZMC JB 451 DUANE ST. COPYRIGHT c 2025
ILLINOIS LICENSED PROFESSIONAL DESIGN FIRM #184-002314
A-0.1B
GLEN ELLYN, IL 60137
FOR REVIEW ARCHITECTS' STUDIO, LLC.
Page 159 of 166
ELEVATOR
PROPOSED
LOCATION
STAIRS
ELEVATOR
1
A-1.0 MECHANICAL
ROOM
SCALE: 1/4" = 1'-0"
1,296 SQ. FT.
64' - 0"
OFFICE SPACE
CONCEPT FIRST FLOOR PLAN
N
STAIRS
22'-0"x27'-8" GARAGE
CONDENSING UNITS
38' - 0"
NOT FOR CONSTRUCTION
LAYOUT IS PRELIMINARY. ALL DIMENSIONS TO BE VERIFIED.
PRELIMINARY
REV # DATE REVISION / ISSUE
DRAWING TITLE: The designs indicated in these
drawings and specifications are
DATE:
CONCEPT GROUND FLOOR OFFICE BUILDING copyrighted works and are the
intellectual property of Architects'
12/31/25 Studio, LLC.
451 DUANE ST. These drawings and specifications
shall not be reproduced in any
GLEN ELLYN, IL 60137 form or by any means without the
OF expressed written permission of 257 WEST AVENUE SUITE 100 T: 630-617-5990
DRAWING #:
Architects' Studio, LLC. ELMHURST, IL 60126
DRAWN BY: CHECKED BY: CLIENT:
ISSUED FOR:
A-1.0 REVIEW
SCALE: JOHN MESSINA
AS NOTED FZMC JB 451 DUANE ST. COPYRIGHT c 2025
FOR REVIEW ARCHITECTS' STUDIO, LLC. ILLINOIS LICENSED PROFESSIONAL DESIGN FIRM #184-002314
GLEN ELLYN, IL 60137
Page 160 of 166
ELEVATOR
PROPOSED
LOCATION
1
A-1.1
STAIRS
SCALE: 1/4" = 1'-0"
1,952 SQ. FT.
64' - 0"
CONCEPT SECOND FLOOR PLAN
OFFICE SPACE
N
STAIRS
38' - 0"
NOT FOR CONSTRUCTION
LAYOUT IS PRELIMINARY. ALL DIMENSIONS TO BE VERIFIED.
PRELIMINARY
REV # DATE REVISION / ISSUE
DRAWING TITLE: The designs indicated in these
drawings and specifications are
DATE:
CONCEPT SECOND LEVEL OFFICE BUILDING copyrighted works and are the
intellectual property of Architects'
12/31/25 Studio, LLC.
451 DUANE ST. These drawings and specifications
shall not be reproduced in any
GLEN ELLYN, IL 60137 form or by any means without the
OF expressed written permission of 257 WEST AVENUE SUITE 100 T: 630-617-5990
DRAWING #:
Architects' Studio, LLC. ELMHURST, IL 60126
DRAWN BY: CHECKED BY: CLIENT:
ISSUED FOR:
A-1.1 REVIEW
SCALE: JOHN MESSINA
AS NOTED FZMC JB 451 DUANE ST. COPYRIGHT c 2025
FOR REVIEW ARCHITECTS' STUDIO, LLC. ILLINOIS LICENSED PROFESSIONAL DESIGN FIRM #184-002314
GLEN ELLYN, IL 60137
Page 161 of 166
ELEVATOR
PROPOSED
LOCATION
1
A-1.2
STAIRS
SCALE: 1/4" = 1'-0"
CONCEPT THIRD FLOOR PLAN
1,858 SQ. FT. 64' - 0"
OFFICE SPACE
N
STAIRS
38' - 0"
NOT FOR CONSTRUCTION
LAYOUT IS PRELIMINARY. ALL DIMENSIONS TO BE VERIFIED.
PRELIMINARY
REV # DATE REVISION / ISSUE
DRAWING TITLE: The designs indicated in these
drawings and specifications are
DATE:
CONCEPT THIRD LEVEL OFFICE BUILDING copyrighted works and are the
intellectual property of Architects'
12/31/25 Studio, LLC.
451 DUANE ST. These drawings and specifications
shall not be reproduced in any
GLEN ELLYN, IL 60137 form or by any means without the
OF expressed written permission of 257 WEST AVENUE SUITE 100 T: 630-617-5990
DRAWING #:
Architects' Studio, LLC. ELMHURST, IL 60126
DRAWN BY: CHECKED BY: CLIENT:
ISSUED FOR:
A-1.2 REVIEW
SCALE: JOHN MESSINA
AS NOTED FZMC JB 451 DUANE ST. COPYRIGHT c 2025
FOR REVIEW ARCHITECTS' STUDIO, LLC. ILLINOIS LICENSED PROFESSIONAL DESIGN FIRM #184-002314
GLEN ELLYN, IL 60137
Page 162 of 166
1
A-1.3
SCALE: 1/4" = 1'-0"
CONCEPT ROOF PLAN
N
NOT FOR CONSTRUCTION
LAYOUT IS PRELIMINARY. ALL DIMENSIONS TO BE VERIFIED.
PRELIMINARY
REV # DATE REVISION / ISSUE
DRAWING TITLE: The designs indicated in these
drawings and specifications are
DATE:
CONCEPT ROOF PLAN OFFICE BUILDING copyrighted works and are the
intellectual property of Architects'
12/31/25 Studio, LLC.
451 DUANE ST. These drawings and specifications
shall not be reproduced in any
GLEN ELLYN, IL 60137 form or by any means without the
OF expressed written permission of 257 WEST AVENUE SUITE 100 T: 630-617-5990
DRAWING #:
Architects' Studio, LLC. ELMHURST, IL 60126
DRAWN BY: CHECKED BY: CLIENT:
ISSUED FOR:
A-1.3 REVIEW
SCALE: JOHN MESSINA
AS NOTED FZMC JB 451 DUANE ST. COPYRIGHT c 2025
FOR REVIEW ARCHITECTS' STUDIO, LLC. ILLINOIS LICENSED PROFESSIONAL DESIGN FIRM #184-002314
GLEN ELLYN, IL 60137
Page 163 of 166
2
A-2.0
SCALE: 1/4" = 1'-0"
CONCEPT EAST ELEVATION
3
A-2.0 4" 8" 8" 8"
SILL DETAIL
SCALE: 3/4" = 1'-0"
T/ THIRD FLOOR CLG
T/ SECOND FLOOR
T/ FIRST FLOOR T/ THIRD FLOOR
B/ FOOTING
GRADE
-4' - 6" -6" 0" 11' - 0" 21' - 0" 31' - 0"
3
A-2.0
1
A-2.0
SCALE: 1/4" = 1'-0"
CONCEPT NORTH ELEVATION
11' - 0" 10' - 0" 10' - 0"
T/ FIRST FLOOR T/ SECOND FLOOR
T/ THIRD FLOOR CLG
0" T/ THIRD FLOOR
ROOF HEIGHT
B/ FOOTING
GRADE
-4' - 6" -6"
11' - 0" 21' - 0" 31' - 0" 41' - 2"
NOT FOR CONSTRUCTION
LAYOUT IS PRELIMINARY. ALL DIMENSIONS TO BE VERIFIED.
PRELIMINARY
REV # DATE REVISION / ISSUE
DRAWING TITLE: The designs indicated in these
drawings and specifications are
DATE:
CONCEPT ELEVATIONS OFFICE BUILDING copyrighted works and are the
intellectual property of Architects'
12/31/25 Studio, LLC.
451 DUANE ST. These drawings and specifications
shall not be reproduced in any
GLEN ELLYN, IL 60137 form or by any means without the
OF expressed written permission of 257 WEST AVENUE SUITE 100 T: 630-617-5990
DRAWING #:
Architects' Studio, LLC. ELMHURST, IL 60126
DRAWN BY: CHECKED BY: CLIENT:
ISSUED FOR:
A-2.0 REVIEW
SCALE: JOHN MESSINA
AS NOTED FZMC JB 451 DUANE ST. COPYRIGHT c 2025
FOR REVIEW ARCHITECTS' STUDIO, LLC. ILLINOIS LICENSED PROFESSIONAL DESIGN FIRM #184-002314
GLEN ELLYN, IL 60137
Page 164 of 166
2
A-2.1
SCALE: 1/4" = 1'-0"
CONCEPT WEST ELEVATION
T/ FIRST FLOOR T/ SECOND FLOOR
T/ THIRD FLOOR CLG
T/ THIRD FLOOR
B/ FOOTING 0"
GRADE
-4' - 6" -6" 11' - 0" 21' - 0" 31' - 0"
1
A-2.1
SCALE: 1/4" = 1'-0"
CONCEPT SOUTH ELEVATION
T/ FIRST FLOOR T/ SECOND FLOOR
T/ THIRD FLOOR CLG
T/ THIRD FLOOR
B/ FOOTING 0" ROOF HEIGHT
GRADE
-4' - 6" 11' - 0" 21' - 0" 31' - 0" 41' - 2"
-6"
NOT FOR CONSTRUCTION
LAYOUT IS PRELIMINARY. ALL DIMENSIONS TO BE VERIFIED.
PRELIMINARY
REV # DATE REVISION / ISSUE
DRAWING TITLE: The designs indicated in these
drawings and specifications are
DATE:
CONCEPT ELEVATIONS OFFICE BUILDING copyrighted works and are the
intellectual property of Architects'
12/31/25 Studio, LLC.
451 DUANE ST. These drawings and specifications
shall not be reproduced in any
GLEN ELLYN, IL 60137 form or by any means without the
OF expressed written permission of 257 WEST AVENUE SUITE 100 T: 630-617-5990
DRAWING #:
Architects' Studio, LLC. ELMHURST, IL 60126
DRAWN BY: CHECKED BY: CLIENT:
ISSUED FOR:
A-2.1 REVIEW
SCALE: JOHN MESSINA
AS NOTED FZMC JB 451 DUANE ST. COPYRIGHT c 2025
FOR REVIEW ARCHITECTS' STUDIO, LLC. ILLINOIS LICENSED PROFESSIONAL DESIGN FIRM #184-002314
GLEN ELLYN, IL 60137
Page 165 of 166
PRELIMINARY DESIGN
OFFICE BUILDING 451 DUANE ST. GLEN ELLYN, IL
architects' studio
01.09.26
Page 166 of 166