Title/Name/Summary
Southmoor Lodge and Conference Center
History
PETITIONER: William O’Malley
PURPOSE: The petitioner requests Site Plan and Elevation approval in order to construct an eighty-room Staybridge Hotel adjacent to the existing Southmoor Conference Center.
LOCATION: Southwest corner of 131st Street and Southwest Highway
PIN: 23-34-410-001
ATTACHMENTS: Preliminary Site Plan and Elevations, overall Southmoor Planned Development approved in 2003, aerial photo
SIZE: 2.18 acres
EXISTING ZONING: BIZ General Business
EXISTING LAND USE: Golf Course and parking lot
SURROUNDING ZONING AND LAND USE:
South: E-I Estate Residential/Golf Course
North: Forest Preserve
East: MFG Manufacturing/undeveloped land
COMPREHENSIVE PLAN DESIGNATION: Private open space (golf course)
PLANNING OVERVIEW and DISCUSSION:
The proposed 80 room hotel is a part of the Southmoor Country Club Planned Development that was approved by the Village in 2003 (2002-0087). The Planned Development addressed 174.62 acres bound by 131st to the north, LaGrange Road to the west, Southwest Highway to the east, and135th Street to the south. Most of the Southmoor Commons residential and retail developments already have been or are currently under construction. The Conference Center existed at the time of annexation into the Village. The ten-acre northeast commercial area that includes the existing conference center was addressed in the original 2003 Planned Development, and zoned to BIZ General Business at that time. The petitioner is proposing to subdivide a 2.18 acre parcel from the ten acre commercial area and construct the hotel on that piece of land. The 2002 plan showed the general location of the hotel, with elevations to be reviewed at a later time, and the special use permit required that it be developed ‘substantially in accordance with the Preliminary Plan’. A revised Site Plan and Elevations are before Plan Commission now for consideration. The 2003 Annexation agreement for the overall Planned Development permits minor modifications to the plan without public hearing in order to solve engineering, layout and/or design problems not foreseeable at the time of the original approval as long as modifications do not change the essential character of the plan.
SUBDIVISION: A 2.18 acre parcel is to be subdivided from the 10.5 acre ‘east commercial’ area that is a part of the overall 174.62 acre Southmoor development. The proposed hotel will be built on the 2.18 acre site.
NATURAL FEATURES. There are some trees and rolling topography on the site.
BULK REQUIREMENTS: All listed below are met by the petitioner as follows:
(Required/provided)
SETBACKS -131st Street 25’min/180’; rear 30’min/met; Southwest Highway, 25’min/60’+; LOT COVERAGE-75%max /66%;
FAR-1max/.74; LOT SIZE-10,000’min/;94,960
PRELIMINARY ENGINEERING. Preliminary engineering for this petition has been granted.
DETENTION. Detention is accommodated in existing detention ponds on the Country Club site.
EROSION/SEDIMENTATION. A plan must be submitted and approved.
TRAFFIC/ACCESS. Vehicular access is from 131st Street. The partially existing parking lot that will be shared with the existing Conference Center has three existing curb cuts on 131st Street. There is also an existing curb cut on Southwest Highway that is very near the 131st Street intersection that will be removed. A new curb cut is proposed that is further from the intersection, but is subject to IDOT approval. A traffic study was conducted as a part of the original application for this approved Planned Development.
PARKING. Eighty parking spaces have been provided on lot 2 to serve the hotel and meet the Code requirement of one parking space per room. The total number of spaces approved on the overall plan will be reduced from 348 spaces to 338 spaces. However this minor reduction is not anticipated to be an issue since many of the hotel users will also be Conference Center users, opening shared parking opportunities.
LOADING. Loading areas need to be delineated per Code requirements. These can include parking spaces signed and reserved for loading during non-peak hours.
EMERGENCY ACCESS. The hotel is accessible from three sides for emergency services, plus a golf cart path adjacent to the fourth side.
PEDESTRIAN AND BICYCLE ACCESS/PUBLIC TRANSIT. A sidewalk exists along 131st street. Bicycle racks should be added to the Site Plan.
OUTSIDE STORAGE/GARBAGE ENCLOSURE. A dumpster appears to exist in the southeast corner of the new parking area, however it is not labeled. Additional dumpsters may be required to adequately serve hotel.
LANDSCAPE/BUFFERING: Plantings are to be determined at the time of Final Landscape Plan. A final Landscape Plan was approved with the overall plan, but was not fully constructed because the hotel was not constructed. A revised landscape plan is required that reflects the new hotel.
BUFFERS: Landscape buffers for the planned development are required. Current Code requires a fifteen feet buffer along both 131st and Southwest Highway. However most of the parking lot was previously constructed with a 10’ buffer. Two existing buildings and gravel already encroach on the landscape buffer at the southern end of the expanded parking lot. The northern-most storage building will be removed for the extension of the parking lot. The pump station and southern storage building will remain.
PARKING LOT TREE ISLANDS: Tree islands are shown on the Site Plan per the earlier Planned Development approval. Eleven tree islands are provided for the 80 hotel spaces, meeting Code requirements of one tree island per seven spaces.
PARKWAY TREES. Parkway trees are shown along both 131st Street and Southwest Highway on the originally approved Landscape Plan.
FOCAL POINT/ENCLOSURES/SEATING AREA. An upper terrace overlooks the golf course, the exterior focal point for the hotel, offering great views for the hotel occupants. It is unclear if there will be a lower terrace/patio. Development of that area would further capitalize on good views.
BUILDING ELEVATIONS/ARCHITECTURAL STYLE
Business District (BIZ) building height maximum is four stories or 50’, and must meet Village Building Code interpretations of this limit. Masonry Code requirement appears to have been met with brick and stone construction and lap siding at the peaks of the roofs. Two brick colors will help to break up large building surfaces. Stone sills are recommended for window trim to further articulate the windows. Consideration should be given to the views of the west hotel façade from conference center. This could be addressed through increased detailing such as brick bands and/or landscaping.
MECHANICALS ROOFTOP AND GROUND MECHANICALS: All mechanical equipment is required to be screened, either at grade level with landscaping or hidden behind the roofline.
SIGNAGE is to be reviewed and approved through a separate sign permitting process. A Village entry wall has been included in this proposal (see elevations), similar to the one at 147th Street and LaGrange. The location should be depicted on the Site Plan. Construction costs for the entry sign are to be negotiated with the Village through the development agreement for this project.
LIGHTING is to be reviewed and approved at Final Engineering.
UTILITY CONDUITS.
(Cannot be placed on outside wall unless fully screened)
Note:
1. This approval is subject to meeting Building Code
2. This approval is subject to meeting Engineering related items.
3. Signage will be approved through a separate permitting process.
This case will go before the Development Services/Planning Committee for review prior to being sent to the Village Board of Trustees for final review/approval.
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report, dated September 9, 2008,
and
I move to recommend to the Village Board approval of the site plan, titled “Preliminary Site Plan Hotel,” and dated 7/14/08, latest revision 8/22/08, subject to the following conditions:
1. Delineate loading zones.
2. Add bicycle racks adjacent to the hotel.
3. Locate and label all dumpsters.
4. Locate proposed entry wall and Staybridge sign on the Site Plan. Sign must be approved through a separate sign permit process and must meet all Code requirements. Construction costs for the entry sign are to be negotiated with the Village through the development agreement for this project.
5. Delineate lower terrace/patio at the bottom of the rear steps on the Site Plan.
6. Retaining walls do not exceed 2’ without structural approval, match building materials, and are screened with vegetation.
7. A revised landscape plan, meeting all Village Codes, is submitted for separate review and approval within 60 days of final engineering approval. Include mitigation plan for three large trees that will now be removed as consequence of construction.
8. Approval is subject to meeting Building Code requirements.
9. All final engineering related items are met.
and
I move to recommend to the Village Board approval of the Elevations titled, “Exterior Elevations Staybridge Suites” and dated3/8/07, latest revision 8/22/08, subject to the following conditions:
1. Add stone sills below the windows.
2. Add brick bands or other detailing on large windowless facades.
and
I move to recommend to the Village Board approval of a re-subdivision, subject to the submission of a Record Plat of Subdivision to the Village of Orland Park for recording.
Recommended Action/Motion
AUBIN: Moved to accept as findings of fact of this Plan Commission, the findings of fact set forth in this Staff Report dated September 9, 2008 and moved to recommend to the Village Board of Trustees, approval of the Site Plan entitled “Preliminary Site Plan Hotel” dated 7/14/08, latest revision 8/22/08, subject to the following conditions: (1) delineate loading zones; (2) addition of bicycle racks adjacent to the hotel; (3) locate and label all dumpsters; (4) locate proposed entry wall and Staybridge sign on the Site Plan. Sign must be approved through a separate sign permit process and must meet all Code requirements. Construction costs for the entry sign are to be negotiated with the Village through the development agreement for this project; (5) delineation of the lower terrace/patio at the bottom of the rear steps on the Site Plan; (6) that the retaining walls do not exceed two feet without structural approval, match building materials and are screened with vegetation; (7) a revised landscape plan, meeting all Village Codes, is submitted for separate review and approval with 60 days of final engineering approval. Include mitigation plan for three large trees that will now be removed as consequence of construction; (8) that approval is subject to meeting Building Code requirements; (9) that all final engineering related items are met; and (10) that the petitioner work with Staff in regard to the original conditions of the annexation concerning the widening of 131st Street to three lanes and add a ten-foot roadway dedication to accommodate a right turn for east-bound traffic at 131st and Southwest Highway.
THOMPSON: Second.
AUBIN: Moved to recommend to the Village Board of Trustees, approval of the Elevations entitled “Exterior Elevations Staybridge Suites” and dated 3/08/07, latest revision 8/22/08, subject to the following conditions: (1) add stone sills below the window; (2) add brick bands or other detailing on large windowless facades; and (3) that the petitioner work with Staff to add architectural enhancements on the east and west elevations that do not show windows.
THOMPSON: Second.
AUBIN: Moved to recommend to the Village Board of Trustees, approval of a re-subdivision, subject to the submission of a Record Plat of Subdivision to the Village of Orland Park for recording.
THOMPSON: Second.