Title/Name/Summary
Cobblestone - Rezoning, Site Plan, Subdivision, Elevations, Landscape Plan and Special Use Permit with Modifications for a 21-Unit Residential Planned Development
History
Project
Cobblestone Residential Planned Development
Petitioner
McNaughton Development
Purpose
The petitioner proposes to construct 21 dwelling units in 9 duplex and triplex buildings on an approximately 4-acre site.
Project Attributes
Address: 8010-8030 W. 143rd Street
P.I.N.: 27-02-411-016-0000 and 27-02-411-017-0000
Size: 3.97 acres
Comprehensive Plan: Silver Lake North Planning District
Comprehensive land use designation: Neighborhood mixed use
Existing zoning: E-1 Estate Residential District
Proposed zoning: R-4 Residential Zoning District
Surrounding land use and zoning:
North: R-3 single family residential (Ishnala Subdivision, across from detention pond)
South: R-3 single family residential (Silver Lake Woods Subdivision, across 143rd Street)
East: E-1 Estate Residential District (across 80th Avenue)
West: R-4 Residential District (Wedgewood Glen)
PROJECT DESCRIPTION & CONTEXT
The petitioner proposes to rezone this four-acre site from the E-1 Estate Residential District to the R-4 Residential District, and to construct 21 dwelling units in 6 duplex and 3 triplex condominium buildings. The project development area is located in the Village of Orland Park at the northwest corner of 143rd Street and 80th Avenue. The site has been utilized for many years for two homes with accessory structures on estate sized residential lots, which will be demolished for the new development. The site is relatively flat, and currently includes many mature trees. The existing Wedgewood Glen Town Homes quadraplexes abut directly to the west, and the Wedgewood Commercial Center is located further west. The predominant land use in the general surrounding area is single-family residential, including Isnala Subdivision to the north, across the existing Village pond. Single-family homes in the Silver Lake Woods Subdivision are located to the south across 143rd Street. The undeveloped property on the northeast corner of 143rd Street and 80th Avenue is currently zoned E-1. The Village Board approved a Site Plan for five R-3 single family lots in 2007; however, the engineering was never finalized and the homes were never constructed. The Comprehensive Plan identifies the Cobblestone property and surrounding node to be suitable for mixed residential use, which could include attached multi-family units.
ANALYSIS
Overall, the project conforms to the Village’s Comprehensive Plan, Land Development Codes and policies for this area, except for the below listed special use modifications. As is the case with many of Orland Park’s remaining infill opportunities, the site is challenging to develop because of its 4-acre size, narrow depth, and numerous existing trees. The land is currently in Orland Park and zoned E-1 Estate Residential District, with a proposed rezoning to R-4 Residential Zoning District. The new units are similar in character to the Wedgewood Glens town-home neighborhood that abuts to the west. The project is in the Silver Lake North Planning District, which indicates this land to be suitable for a mixed residential use, which includes multi-family as an acceptable use. Although the Comprehensive Plan includes neighborhood commercial uses as an option in this location, there are concerns with the economic viability of a commercial use in this location. Multi-family uses are compatible with both the Comprehensive Plan and observations of the surrounding area.
PLAN COMMISSION MOTION
On March 27, 2018, Plan Commission voted 6-0 to recommend to the Village Board of Trustees approval of a rezoning, site plan, elevations, subdivision, landscape plan, and special use permit for a residential planned development with modifications for Cobblestone, located at 8010-8030 W. 143rd Street.
DEVELOPMENT SERVICES COMMITTEE MOTION
On April 16, 2018, Development Services Committee voted 3-0 to recommend to the Village Board of Trustees approval of a rezoning, site plan, elevations, subdivision, landscape plan, and special use permit for a residential planned development with modifications for Cobblestone, located at 8010-8030 W. 143rd Street.
And
Voted 3-0 to recommend to the Village Board approval of the rezoning of the property from E-1 Estate Residential to R-4 Residential District.
And
Voted 3-0 to recommend to the Village Board approval of the preliminary site plan titled “Preliminary Plat and Preliminary Engineering for Cobblestone”, by Designtek Engineering, Inc., project 17-0033, dated 07/17/17, revised 03/05/18, subject to the following conditions. All changes must be made and conditions met prior to the Board meeting.
1) Meet all final engineering and building division requirements and approvals.
2) Site Plan elements including building envelopes and locations are conceptual only and must meet all Land Development Code and Building Department requirements.
3) All signage is subject to separate sign permits from the Building Division.
4) After construction is completed, repair or replace all existing sidewalks that are damaged.
5) Change “Preliminary Plat” side label to ‘Preliminary Site Plan.’
6) Pay cash in lieu of park land and park cash as finalized at the time of Development Agreement.
7) Direct a portion of the Code required developer park contributions to benefit nearby Wedgewood Park improvements as finalized at the time of Development Agreement.
8) The petitioner will work with staff to resolve the hammerhead turnaround concerning the snow and emergency vehicle adequacy issues.
And
Voted 3-0 to recommend to the Village Board approval of the building elevations titled ‘Cobblestone’, prepared by WK Olson Architects Inc, dated 08/08/17, and received 03/19/18, including all four sheets for all four sides of the duplexes and triplexes; subject to the following conditions:
1) Provide further rooftop enhancements such as dormers or a gable on the Unit 21 building side elevations that face 80th Avenue, similar to enhancements on building rears.
2) Comply with the Village Building Code for building height.
3) Provide a conceptual elevation for both sides of the proposed sign.
4) Add project name, address, revision dates and sheet numbers on all Elevation exhibits.
5) Add material and color labels on all elevation sheets.
And
Voted 3-0 to recommend to the Village Board approval of the subdivision titled “Preliminary Site Plan for Cobblestone”, by Designtek Engineering, Inc, project 17-0033, dated 07/17/17, revised 03/05/18, subject to the following conditions.
1) Submit a Record Plat of Subdivision to the Village for approval and recording.
And
Voted 3-0 to recommend to the Village Board approval of the Landscape Plan titled, “Preliminary Landscape Plan Cobblestone Subdivision”, prepared by Metz and Company, dated 11/09/17, revised 02/06/18, sheets L-1, L-2, as amended to meet below conditions:
1) Obtain Preliminary Landscape Plan approval from Village Consultant Hey and Associates.
2) Include a tree mitigation report as a part of Landscape Plan.
3) Final tree mitigation requirements are to be determined at the time of the Development Agreement.
4) Submit a Final Landscape Plan within 60 days of final engineering for approval.
And
Voted 3-0 to recommend to the Village Board approval of a Special Use Permit for an R-4 District Residential Planned Development, subject to the same conditions as outlined in the Preliminary Site Plan motion. Modifications to the Special Use permit include:
1) Reduce building to building and building to property side setbacks from twenty-five feet (25’) to twenty feet (20’).
2) Increase the maximum cul de sac length from 400’ to 550’.
3) Increase the maximum pond slope from 4:1 to 3:1.
4) Reduce the required detention pond setback and flat maintenance strip.
5) Modify tree mitigation requirements, as finalized at the time of Development Agreement.
6) Reduce sidewalk and parkway requirements to allow 4’ wide carriage walks with no parkway on both sides of the private street.
All conditions must be met and changes made and conditions met prior to the Board meeting.
Since the Development Services Committee meeting the following has occurred and conditions have been adjusted accordingly:
1) The petitioner met with Orland Fire and as requested added a turnaround for emergency vehicles. Building Unit # 11 was shifted west to accommodate the turnaround. A condition has been added requiring the turnaround be constructed of concrete for durability, since the turnaround is likely to also be utilized by refuse trucks and moving vans.
2) Because Unit # 11 was shifted west, a wall had to be added to the pond to maintain storm water capacity requirements. A rail was added for pedestrian safety.
3) The pond will be privately owned and maintained, and a condition of approval was added requiring that a Fallback SSA (special service area) must be established by the petitioner to assure the privately owned wall, pond, and street will be adequately maintained in the future.
4) A condition was added that the petitioner must provide, upon Village request, additional soil borings and a licensed structural engineer stamp on building plans prior to issuance of Building Permits.
5) The 142nd Place stub was extended to accommodate additional snow storage capacity. Bollards were added for vehicular safety.
6) A Preliminary Landscape Plan has been approved by Village consultant Hey and Associates.
7) Subdivision sign elevations were not provided, however, petitioner must obtain sign permits for all signs.
8) A building elevation option was provided that adds a small gable to the side building elevations facing 80th Avenue.
9) Plan labeling was completed and improved.
This case is now before the Board of Trustees for final consideration.
Recommended Action/Motion
I move to approve a rezoning, site plan, elevations, subdivision, landscape plan, and special use permit for a residential planned development with modifications for Cobblestone, located at 8010-8030 W. 143rd Street, as recommended at the April 16, 2018 Development Services Committee meeting and as fully referenced below:
THIS SECTION FOR REFERENCE ONLY (NOT NECESSARY TO BE READ)
I move approve the rezoning of the property from E-1 Estate Residential to R-4 Residential District;
And
I move to approve the preliminary site plan titled “Preliminary Site Plan and Preliminary Engineering for Cobblestone”, by Designtek Engineering, Inc., project 17-0033, dated 07/17/17, revised 04/26/18, subject to the following conditions:
1) Construct the emergency vehicle turnaround with concrete rather than asphalt.
2) Petitioner must establish a Fallback SSA (special service area) to assure the privately owned wall, pond, and street will be maintained to Village standards in the future, as finalized at the time of Development Agreement.
3) Petitioner must provide, upon Village request, additional soil borings and a licensed structural engineer stamp on building plans prior to issuance of Building Permits.
4) Pay cash in lieu of park land and park cash.
5) Direct a portion of the Code-required developer park land and cash contributions to benefit nearby Wedgewood Park improvements as finalized at the time of Development Agreement.
6) Petitioner must obtain sign permits for all signage. Include "No Parking" signage in hammerhead and turnaround.
7) Repair or replace all existing sidewalks that are damaged after construction is completed.
8) Site Plan elements including building envelopes and locations are conceptual only and must meet all Land Development Code and Building Department requirements.
9) Meet all final engineering and building division requirements and approvals;
And
I move to approve the building elevations titled “Town Home for McNaughton Cobblestone”, prepared by WK Olson Architects Inc., dated 08/08/17, and revised 04/18/18,sheets A-1, A-2, A-3, and A-4; and titled “Cobblestone of Orland Park Color and Material Legend” submitted 04/08/18; and as shown on all color renderings for all four sides of the duplexes and triplexes submitted 04/08/18, subject to the following conditions:
1) Utilize side elevation A-4 with the additional gable for side building facades facing 80th Avenue.
2) Comply with the Village Building Code for building height.
And
I move to approve the subdivision titled “Preliminary Site Plan for Cobblestone”, by Designtek Engineering, Inc., project 17-0033, dated 07/17/17, revised 04/26/18, subject to the following conditions.
1) Submit a Record Plat of Subdivision to the Village for approval and recording.
And
I move to approve the preliminary landscape plan titled, “Preliminary Landscape Plan Cobblestone Subdivision”, prepared by Metz and Company, dated 11/09/17, revised 04/26/18, sheets L-1, L-2, as amended to meet below conditions:
1) Final tree mitigation requirements are to be determined at the time of the Development Agreement.
2) Submit a Final Landscape Plan within 60 days of final engineering for approval.
And
I move to approve a Special Use Permit for an R-4 District Residential Planned Development, subject to the same conditions as outlined in the Preliminary Site Plan motion. Modifications to the Special Use permit include:
1) Reduce building to building and building to property side setbacks from twenty-five feet (25’) to twenty feet (20’).
2) Increase the maximum cul de sac length from 400’ to 550’.
3) Increase the maximum pond slope from 4:1 to 3:1.
4) Reduce the required detention pond setback and flat maintenance strip.
5) Modify tree mitigation requirements, as finalized at the time of Development Agreement.
6) Reduce sidewalk and parkway requirements to allow 4’ wide carriage walks with no parkway on both sides of the private street.