Title/Name/Summary
Founders of Orland Park Residential Planned Development
History
Project: 2023-0309 - Founders of Orland Park
Petitioner: John McHale, Bridge Street Properties, LLC.
Project Representative: Caitlin Csuk, Rosanova & Whitaker, Ltd.
Location: 16101-11 Wolf Road
P.I.N.s: 27-20-101-013-0000, 27-20-101-011-0000
Parcel Size: approximately 15 acres
PLEASE SEE ATTACHED STAFF REPORT FOR FULL REPORT.
Requested Actions: The petitioner seeks approval of a Special Use for a Planned Development, Special Use for Disturbance of a Non-Tidal Wetland, parcel rezoning from E-1 Estate Residential to R-4 Residential, a Plat of Subdivision, and Modifications from the Land Development Code (LDC).
The Petitioner is proposing a 90-townhome development located at 16101 Wolf Road, just south of the neighborhood center of the Centennial Planning District at 159th and Wolf Road. The area offers convenient shopping, dining, and services for residents. The Comprehensive Plan land use designation for this area aligns with the proposed development plans for the site.
Mixed Residential housing types include attached small-lot single-family homes, rowhomes, townhomes, and multi-story residential buildings. Standard single-family, mixed-use, and commercial land uses are considered inappropriate for the Mixed Residential land use classification. Overall, the proposed development aligns with the R-4 Residential and Mixed Residential land use regulations, except where modifications are requested for this case.
ZONING MAP AMENDMENT
The subject property is currently zoned E-1 Estate Residential, the default zoning district assigned to properties upon annexation into the Village. According to the Comprehensive Plan, the future land use for this area is designated as “Mixed Residential,” with R-4 Residential zoning recommended specifically for this area. When reviewing an application for rezoning property, the decision-making body shall review the following factors for consideration. The petitioner has submitted responses to the factors, which are answered in the “Petition to the Village of Orland Park for Residential Development” report attached to this case. Staff finds the petitioner responses satisfactory for the proposed Planned Development and recommends approval of the zoning map amendment from E-1 Estate Residential to R-4 Residential.
SITE PLAN
The site covers approximately 15 acres of undeveloped land previously used for agriculture, covering two parcels located at 16101 and 16111 Wolf Road. The property includes an existing building and a small wetland area in its northeast corner.
The 15-acre proposed site plan includes 90 three-bedroom townhomes arranged along two public streets, with the primary access point from Wolf Road. Yunker Road, functioning as the main throughfare, is designed in a boulevard style, featuring on-street parking, curb bump-outs, and parkway trees. Yelnick Lane, a north-south street on the eastern side of the site, is developed as a stub street at the north and south property lines to allow for future connections to neighboring developments. The site also includes a large stormwater management area and mulitiple park areas to be owned and maintained by a common homeowners association.
Modification #1: Allow for an increase in density from 6 dwelling units per net acre to 7.7 dwelling units per net acre.
The petitioner has requested a modification to the Special Use for a Planned Development to account for a density increase of 1.7 units per acre. The petitioner has submitted responses to the Modification Standards Worksheet within their Petition for Development (attached) on pages 14-17. This adjustment has been requested because 3.44 acres of the site are dedicated to stormwater management, which is excluded from the density calculation for dwelling units per acre.
The LDC defines density as the number of dwelling units per Net Buildable Acres on the site. Net Buildable Acres is calculated by deducting the following from the Gross Acreage of Land:
1. 50% of ComEd easements if owned by the petitioner and serves as an open space amenity;
2. 50% of land required for a Park or School dedication;
3. Perimeter road right-of-way dedication;
4. Floodplain that must be conserved;
5. Detention and retention areas up to the high-water level; and
6. Wetlands that must be conserved either by Federal, State or Local requirements.
In December 2023, the Plan Commission unanimously recommended approval of Case Number 2023-0996, a code amendment to eliminate the use of net buildable acres in density calculations within the LDC, allowing the calculation to be on a units per gross acre formula; however, the Board of Trustees later rejected this amendment. Due to this denial, staff cannot support the requested density increase for this case.
Modification #2: Allow height of dwellings to be increased from 30’ to a maximum height of 35’.
In the R-4 Residential District, residential buildings must have a mean roof height of less than 30’ and may not exceed the height of adjacent structures by more than 14’. The petitioner has requested a modification to increase the maximum height for each townhome building from 30’ to 35’. Justifications for this request are included in the attached Petition for Residential Development. Since the property is mostly surrounded by vacant land and the request is minor, intended to accommodate the roofline, staff supports this modification.
PLAN COMMISSION RECOMMENDED ACTION
Regarding Case Number 2023-0309, also known as Founders of Orland Park Residential Planned Development, Staff recommends to accept and make findings of fact as discussed at this Plan Commission meeting and within the Staff Report dated November 14, 2024;
And
Staff recommends the Plan Commission approves a Zoning Map Amendment for 16101 and 16111 Wolf Road from E-1 Estate Residential to R-4 Residential.
And
Staff recommends the Plan Commission approves a Special Use Permit for a Planned Development and a Special Use Permit for Disturbance of a Non-Tidal Wetland.
And
Staff recommends the Plan Commission approves the Site Plan, Landscape Plan, and Building Elevations, subject to the following conditions:
1. All building code requirements and final engineering requirements must be met, including required permits from outside agencies.
2. All ground-based and roof-mounted mechanical equipment must be fully screened from view and shall meet the requirements listed in 6-308.J.
3. A special service area (SSA) shall be established to assure the privately-owned detention pond will be maintained to Village standards.
4. The petitioner shall develop the Subject Property in substantial conformance with the final Village-approved site plans, landscape plans, and building elevations for this Planned Development and corresponding special use permits.
5. Prior to the issuance of building permits, the petitioner shall submit for approval fully developed civil engineering plans that comply with the county WMO requirements and Village’s stormwater control provisions, engineering plans to address all aspects of private and public utility services. Any reconfigurations within state ROW will require an IDOT highway/utility permit.
And
Staff Recommends the Plan Commission approves a modification to allow for the height of dwellings to be increased from 30’ to a maximum height of 35’.
And
Staff Recommends the Plan Commission denies the modification to allow for an increase in density from 6 dwelling units per net acre to 7.7 dwelling units per net acre.
And
Staff Recommends the Plan Commission approves the Plat of Subdivision, prepared by CEMCON, Ltd., last revised May 21, 2024, subject to the condition that the final plat is printed on mylar and submitted to the Village with all non-Village related signatures ready for recording at the Cook County Recorder of Deeds prior to any final engineering approval.
Recommended Action/Motion
Regarding Case Number 2023-0309, also known as Founders of Orland Park Residential Planned Development, I move to approve the Staff Recommended Action as presented in the Staff Report to the Plan Commission for this case.