Title/Name/Summary
Three Bridges of Orland
History
PROJECT:
Three Bridges
PETITIONER:
David B. Sosin
PURPOSE:
To establish a 406-unit, residential subdivision with a mix of multi-family and single-family homes on a 161.58-acre parcel.
LOCATION:
Southeast corner of 179th Street and 104th Avenue
ATTACHMENTS:
Overall Site Aerial
Existing Conditions Aerial
Preliminary Site Plan
Preliminary Wetland Detention Planting Plan
Petitioners Response to Special Use Standards
Petitioners Response to Rezoning Factors (to be given to Plan Commissioners at the meeting)
SIZE:
161.58 Acres
EXISTING ZONING:
Unincorporated, County Zoned Residential
EXISTING LAND USE:
Farm and Farmhouse
SURROUNDING ZONING AND LAND USE:
North: (across 179th Street) Forest Preserve
South: Vacant E-1 Estate Residential District
East: LSPD Large Scale Planned Development, White Mountain Golf Course
West: (across 104th Avenue) R3 Residential District, Eagle Ridge Subdivision
COMPREHENSIVE PLAN DESIGNATION:
Open Land
FLOODPLAIN:
There is a large portion of floodplain (approximately 30 acres) bisecting the southeast corner of the site that includes a channelized swale.
EXISTING SITE CONDITIONS:
The site consists of significant topography, floodplain, existing wetlands, and an existing creek. The topography is the primary natural feature on this site. In some areas, the slope reaches 15 % and some hills have over 20 feet of elevation change. There are a few ridges on the site that direct drainage to existing low points. The existing wetlands are located within the floodplain. The floodplain is approximately 30.7 acres around an existing creek, which currently functions more like a channelized swale, and bisects the southeast corner of the site. The creek is currently unnamed and is a tributary to the East Branch of Marley Creek.
It has been discovered that the existing barn and home predate the Civil War and were constructed before 1854. Although currently unprotected by any landmark or historic status, the petitioner should consider some sort of preservation effort. Potential actions include educational signage or using the building materials to construct architectural features like benches or gazebos in the open space areas of the development. In addition, the trees around the home and barn are in excellent condition. Every effort should be made to preserve the trees so they become assets to the proposed single-family homes.
TRANSPORTATION:
The site is accessible from 179th Street and 104th Avenue. 179th Street is a county-maintained, two-lane major arterial road. 104th Avenue is a village-maintained, two-lane minor arterial road.
PLANNING OVERVIEW
The subject site is located on the southeast corner of 179th Street and 104th Avenue. The location and size of the property provide unique opportunities to create a showcase residential community that demonstrates Orland Park’s high standards for new development. The Planning Staff has been working with the Petitioner to create a site plan that ensures strong property values and upholds quality planning and design principles.
Overall, the preliminary site plan shows 184 single-family lots, 62 duplex units, and 160 condominiums for a total of 406 units. The plan also shows 53.06 acres of open space including detention (30.63 acres without detention). In addition, the petitioner is proposing a 7.56-acre dry bottom detention park area near the single-family homes and 2.59 acres of park near the condominium area.
The subject site is currently unincorporated and is proposed to be annexed into the Village of Orland Park. The petitioner is proposing to rezone the entire site, upon annexation, to R-3 Residential District (for the single-family lots) and R-4 Residential District (for the duplexes and condominium area). The open spaces and detention ponds should be rezoned OS, the newly formed Open Space District.
In addition, the petitioner is requesting a Special Use for Planned Development. The proposed site plan requests special use modifications to reduce right of way widths and road widths in specific areas, reduce the detention pond maintenance area in certain ponds and to allow some detention ponds to encroach into wetland buffers.
GENERAL DESIGN
Overall, the site plan successfully mixes three housing products and open space amenities in an integrated, connected neighborhood setting with multiple open space features. The proposed site plan designates detention ponds as a feature, maximizes public access to the proposed open space, provides extensive pedestrian and bicycle access throughout the development and minimizes cul de sacs through an interconnected road network.
An interconnected road system winds throughout the property maximizing wayfinding and alleviating traffic congestion. A boulevard provides a major visual and physical link from the northwest corner detention pond to the large open space and park area. The open space area, which contains preserved wetlands and floodplains, is accessible to the public via ‘Street 1’, which runs adjacent to the open space while bisecting the site. The roads and blocks are designed around proposed detention ponds and the large open space area near the center of the property. Multi-family residential uses buffer the north side of the property along 179th Street and provide a transitional use from the I-80 employment corridor in the southeast corner of the property. Detention ponds are not only located in existing low areas, but also designed to become open space features and amenities for residents.
SINGLE FAMILY HOMES
The proposed single-family lots are shown at an average lot size of 11,758 sq. ft. (minimum lot size 10,000 sq. ft.) with a minimum 80' front yard. All lots front onto the proposed local street network that includes parkways and sidewalks. Many of the residential streets terminate onto open space and all homes are within walking distance of common open space elements. The detention ponds provide more intimate neighborhood gathering areas while the large park and natural area open space provides an amenity for the entire Village.
DUPLEXES
The duplexes are primarily organized on courts along the northern and eastern edges of the site. The court organization is favorable because it helps alleviate the conflict between the single-family homes on the south side of the street. The petitioner is proposing 62 duplex units or 31 total buildings. The location of the duplexes makes sense to help buffer the single family from 179th street as well as to provide open space view corridors into the site and out of the site to the forest preserve.
CONDOMINIUMS
The preliminary site plan shows the condominiums in the southeast corner of the site. The Petitioner is proposing 160 condominium units in 10 buildings. A loop road provides good access into the condominium area while a central greenway and boulevard feature ties the neighborhood into the overall proposed open space system. The use of interior parking on the first floor of condominium buildings is shown to minimize the amount of outdoor surface parking.
The floorplate presented on the site plan in the condominium area may change depending on what builder constructs this portion of the project. A larger floorplate or a more flexible design with ‘L’ shaped buildings may better address the proposed street network. As the planning process moves forward, the petitioner will have to provide detailed information regarding the building height, architectural design, number of bedrooms per unit and parking counts. This parcel will have to return for a more detailed site plan and building elevation review and approval.
OPEN SPACE
As stated before, including detention, this development contains over 50 acres of common open space with over 10 acres of park space (divided into three parks). The site plan boasts a large open space area in the southeast corner of the site that combines natural areas like floodplain and wetland with active recreation areas including a softball/baseball and soccer field. Extensive sidewalks and pathways connect the open space both internally to the natural and active areas and externally to the neighborhoods.
As shown on the site plan, a channelized swale bisects the southeast corner of the site. The petitioner approached the Army Corps of Engineers to explore the option of restoring the swale to a more natural streambed. The Army Corps recommended not altering the shape of the swale but instead incorporating a specific planting scheme around the swale that would allow for the streambed to re-emerge naturally. This planting scheme is highlighted on the attached preliminary landscape plan.
PRELIMINARY ENGINEERING
Preliminary Engineering for this project has been approved. Utilities are accessible and available to the site and the required easements from the property to the south have been granted. The required utility extensions are shown to serve or connect to adjoining properties such as the Orland Parkway corridor, existing St. Xavier University and the White Mountain golf course property.
Detention/Retention.
Detention is proposed at a variety of sites throughout the property to take advantage of existing drainage areas and topography. Additional floodplain area storage was required on this project in order to compensate for detention storage in the floodplain as well as past known farmland filling within the floodplain.
The proposed detention areas include dry-bottom ponds, wetland style ponds and wet ponds. The petitioner has organized the detention ponds on site plan to take advantage of existing topography. The ponds have been reviewed by the Villages engineering consultant and have met preliminary engineering approval requirements.
Although the ponds meet the 25’ setback requirement from the normal water level, a few of the ponds do not meet the 15’ required maintenance area. In the areas requesting the maintenance area reduction, the pond is adjacent to a public road.
Earlier plans showed retention walls around some of the ponds. Although the walls have been removed from the most recent drawings, some retaining areas may be required along Pond 3 and 8 as the project moves through final engineering. These walls should be designed and constructed within Village Code requirements.
Erosion/Sedimentation.
An erosion control plan must be submitted to the Engineering Department at the time of final engineering. This requirement is especially critical given the nature of the site including many proposed detention ponds, large on-site wetlands and a natural streambed.
LAND DEVELOPMENT CODE DETAILS
Land Use/Compatibility.
The Comprehensive Plan designates this parcel as a mixture of Open Space and Low Intensity residential with a density of 5.0 units/net acre. The proposed land use and density are generally consistent with the Comprehensive Plan and adjacent developments. The duplexes on the north buffer the single-family homes from 179th Street and proposed 100th Avenue. The proposed condominium area is appropriately sited near future employers n the I-80 Corridor District and in an area of ample open space and minimal conflict with lower density residential uses.
Annexation/Rezoning/Subdivision.
The subject site is currently unincorporated. The petitioner is proposing to rezone the entire site, upon annexation, to Open Space District, R-3 Residential District and R-4 Residential District. A copy of the Petitioner’s responses was not prepared in time for the Plan Commission submittal but will be provided at Tuesday nights meeting for your review. The park, open space and detention pond should be rezoned to OS Open Space District. The single-family lots should be rezoned to R-3 Residential District and the duplexes and condominiums should be rezoned to R-4 Residential District. Upon completion of Board approval, annexation and final engineering approval, the petitioner will be required to file a Plat of Subdivision per Village requirements.
Special Use. The petitioner has submitted for a Special Use Permit for Planned Development with requested modifications that include:
To reduce the required right of way from 60’ to 50’ on ‘Street 1’,
To reduce the detention pond maintenance setback,
To reduce required road width from 30’ to 27’ in the condominium area
and
To allow for some detention areas to encroach into the wetland buffers.
A copy of the Petitioners responses to the Special Use Standards is attached for your review.
Density/Lot Size. The petitioner is proposing rezoning the property to R3 and R4 with a special use amendment for Planned Development. R3 Zoning with Planned Development allows 2.5 du/acre with bonuses available to increase the density. R4 Zoning with Planned Development allows 6 du/acre with bonuses available to increase density. Overall, the petitioner is proposing 2.51 units/gross acre and 3.72 units/net acre, which are within the Comprehensive Plan maximum of 5 units per acre. The densities for the different residential uses of the property are not shown on the plan and should be in the data box on for the next submittal.
The proposed single family lots meet R-3 Code requirements with a minimum area of 10,000 square feet and a minimum front yard width of 80’. The proposed duplex lots exceed the minimum lot size of 8,500 square feet as required by the R-4 District Code.
Setbacks/Height/Lot Coverage.
The petitioner has listed the proposed setbacks on the overall site data box and the proposed setbacks meet R-3 Code Requirements.
R-3 Required Setbacks:
Front - 30’
Side - 8’
Corner Side - 15’
Rear - 30’
R-3 Proposed Setbacks:
Front - 30’
Side - 8’
Corner Side - 15’
Rear - 30’
R-4 Required Setbacks:
Front - 30’
Side - 15’
Rear - 30’
R-4 Proposed Setbacks:
Front - 30’
Side - 15’
Rear - 30’
All proposed lots and buildings will meet the Village’s lot coverage and height requirements.
Parks/Open Space.
Current subdivision code requires 7 acres of park land to be donated for every 1000 residents. Based on the proposed plan, the subdivision will generate approximately 1,122 new residents and require 7.85 acres of park space. The following assumptions and formulas from the Code were used to calculate the estimated population. More detailed calculations may result in a different total number as the project moves further along in the annexation agreement process.
Single Family (184 lots) - Four Bedrooms - 3.764 residents per unit = 693 residents
Duplex (62 units) Two Bedrooms - 1.990 residents per unit = 123 residents
Condominium (160 units) - Two Bedrooms - 1.914 residents per unit = 306 residents
The site plan shows 10.25 total acres of park split into three separate areas that are connected by the floodplain natural open space area. It should be noted however, that the 7.56-acre park area is also being used as a dry bottom detention area, which is not considered ‘buildable’ area and traditionally does not count towards a park land donation. However, the park was created in this way due to a request by the Village to maximize active open space area and provide area for a softball/baseball and soccer field. This area will be engineered to minimize standing water while providing the appropriate stormwater volume. A previous plan had shown a 5.64-acre ‘buildable’ park with a larger traditional detention pond. Because of this, the Village will count 5.64 acres of the dry bottom detention area as fulfilling the part of the park land donation requirement. Along with the park areas designated in the condominium area, the preliminary site plan really has 8.33 acres of park, which exceeds code requirements of 7.85 acres.
The Village also does not allow the park land donation to be split into three separate areas. However, in this case the parks are adjacent to a much larger natural open space. The overall area will have the feel and appearance of one large park with different more formal activity nodes. The larger park that shows the play fields is especially important because it will become an important recreational destination for the residents of southwest Orland Park.
Additionally the proposed plan shows 20.35 acres of natural open space (floodplains and wetlands) and 22.43 acres of detention that is in designed to serve as an open space feature. Nearly all homes within the subdivision are near an open space amenity and the large central floodplain/wetland/park area will provide a focal point passive and active recreation area.
Pedestrian and Bicycle Access/Public Transit.
The plan currently shows over 2 miles of bicycle/pedestrian trails through this area that will provide a nice amenity to the neighborhood.
Traffic/Transportation
Overall, the petitioner worked to create an interconnected, efficient street network that maximizes view and access of open space features. Access to the site is shown in two locations off of 104th Avenue and in three locations off of 179th Street for a total of four access points from major roadways. The two major roadways within the site are the boulevard that extends diagonally from the northwest corner to the park site (street 7) and the curvilinear road that extends 183rd Street on the south side of the site to a proposed road at the east end of the site (street 1). Both roads take advantage of open space views and vistas and will provide an enjoyable route for both vehicles and pedestrians.
Additionally the site plan shows a new road labeled 100th Avenue along the eastern property line. This road is currently shown with a 50’ right of way but a 30’ curb-to-curb construction. The road will be increased to a boulevard with a 100’ right of way upon future development of the properties to the east.
The right of way for Street 1 is currently shown at 50,’ which requires a modification from the Code required 60’. The curb-to-curb construction will be within Code requirements but the parkway on the south side of the street will be smaller. Because this street has ample open space along the south side, there will be ample parkway and sidewalk area for pedestrians.
The petitioner has completed a traffic study which, in summary, offers the following suggestions. The proposed improvements to 104th and 179th are not currently shown on the site plan but should be shown on the next submittal.
1. 179th Street should be widened between the White Mountain Recreation Center driveway and the East (full access) driveway into the Three Bridges development to provide a westbound left-turn lane at the new roadway and the east site access driveway. The turn lanes should provide a minimum of 100 feet of vehicle storage.
2. The East (full access) driveway on 179th Street should provide one inbound lane and two outbound lanes, one for left-turn movements and one for right-turn movements.
3. All other site access driveways on 179th Street, 104th Avenue, and the new roadway should provide one inbound lane and one outbound lane.
4. The new roadway should be designed as a two lane facility. At its intersection with 179th Street and Orland Parkway, the roadway should provide a separate left-turn lane and a separate right-turn lane.
5. Stop signs should be posted on the new roadway at its intersection with 179th Street and Orland Parkway.
6. A stop sign should be posted on the new roadway at its intersections with 179th Street and Orland Parkway.
7. A sidewalk should be provided along the site frontage on 179th Street and 104th Avenue. A sidewalk should also be provided along the east side of the new roadway. (this sidewalk is shown on the plan)
8. A highly visible longitudinal striped crosswalk should be installed across the west approach of 179th Street/104th Avenue intersection. Pedestrian signals should also be installed on this approach.
Parking/Loading.
The site plan should conform to all Village parking and loading requirements.
Outside Storage/Garbage Enclosure. The petitioner will have to address garbage enclosure locations for the condominium buildings.
Landscaping/BufferingThe landscape plan for this development is an important component to creating a successful residential community. The plan should maximize the proposed view corridors, overlook areas, and other common open space nooks within the development. The plan should identify specific species, sizes and locations of proposed plantings. The plan should consider native species and design around the detention ponds and special landscaping at common open spaces and focal point areas. The condominium areas should have significant focal areas such as courtyards and green spaces. The petitioner should submit a preliminary landscape plan for review that shows the general design for some of the open space features including overlooks, the boulevard, and entry features.
A Landscape Plan will be required within 60 days of final engineering approval. The petitioner has already submitted a preliminary planting plan that addresses the floodplain, detention and wetland areas. The overall landscape plan should meet Village Codes in regards to bufferyards, parkways and interior lot landscaping.
SPECIAL USE STANDARDS
When considering an application for a special use permit, the decision making body shall consider the extent to which:
1. The special use will be consistent with the purposes, goals, objectives and standards of the Comprehensive Plan, any adopted overlay plan and these regulations;
2. The special use will be consistent with the community character of the immediate vicinity of the parcel for development;
3. The design of the proposed use will minimize adverse effects including visual impacts on adjacent properties;
4. The proposed use will not have an adverse effect on the value of adjacent property;
5. The applicant has demonstrated that public facilities and services, including but not limited to roadways, park facilities, police and fire protection, hospital and medical services, drainage systems, refuse disposal, water and sewers, and schools will be capable of serving the special use at an adequate level of service;
6. The applicant has made adequate legal provision to guarantee the provision and development of any open space and other improvements associated with the proposed development;
7. The development will not adversely affect a known archaeological, historical or cultural resource; and
8. The proposed use will comply with all additional standards imposed on it by the particular provision of these regulations authorizing such use and by all other requirements of the ordinances of the Village.
It is the responsibility of the petitioner to prove that all eight standards will be met.
This case will go before the Community Development/Building Committee for review prior to being sent to the Board of Trustees for final review/approval.
Recommended Action/Motion
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report, dated August 14, 2007,
And
I move to recommend to the Village Board approval of the preliminary site plan titled ‘Three Bridges Preliminary Site Plan,’ prepared by lct design, dated 06-05-07, most recent revision 07-31-07, job number 2007-219, sheet sp-1 subject to the following conditions:
1) That the petitioner returns for a more detailed review and approval of the condominium site plan and building elevations.
2) That the petitioner revised the site plan and engineering plans to show all improvements recommended by the traffic study, specifically the turn lanes on 104th and 179th on the site plan.
3) That the petitioner submits a landscape plan for separate review and approval within 60 days of final engineering approval.
And
4) That all final engineering related items are met.
And
I move to recommend to the Village Board approval of the Special Use Permit for Planned Development with modifications to reduce the required right of way from 60’ to 50’ on ‘Street 1’, to reduce the detention pond maintenance setback, to required road width from 30’ to 27’ in the condominium area and to allow for some detention areas to encroach into the wetland buffers subject to the same conditions as outlined in the preliminary site plan motion.
And
I move to recommend to the Village Board approval of subdivision of the 161.58-acre property as shown on the preliminary site plan subject to the same conditions as outlined in the preliminary site plan motion.
And
I move to recommend to the Village Board approval of rezoning, upon annexation of the 161.58-acre site into OS Open Space District, R3 Residential District and R4 Residential District, subject to the same conditions as outlined in the preliminary site plan motion.