Title
Heavenly Massage of Orland Park
History
On February 4, 2008 the Village Board approved the as built elevations titled “Elevations Robbins and Heavenly Massage and Spa 159th and LaGrange Road”, prepared by Arcline Associates Ltd., dated 10-02-06, last revised 1-17-08, project number 2526, sheet A2.1 subject to the following conditions:
1. That the petitioner/owner provide plantings in the planting beds under the new windows and by the main entrance with plants that provide seasonal interest, and tall plants between the windows and next to the main entrance;
2. That the petitioner/owner does not continue the use of yew bushes under the windows;
3. That the petitioner/owner attempt to achieve a cross-across access agreement with the property to the north at Harrison’s Restaurant.
And
The Village Board moved to approve a minor special use to authorize the location of a 7,100 square-foot personal service establishment known as “Heavenly Massage of Orland Park” at 9570 W 159th Street in a BIZ General Business District subject to the same conditions as above.
Post-Approval Follow-Up
Since the Village Board’s approval of the as built elevations and the minor special use, the owner of the building at 9570 W 159th Street has met with the Village of Orland Park and his neighbors at the Harrison’s Restaurant and Brewery at 15845 S La Grange Road. A meeting was held on April 14, 2008 regarding the cross access between Village staff, representatives from Harrison’s and representatives from Terraco Inc., the landlord of the 9570 W 159th Street site.
At the meeting the possibility of achieving cross access parking lots was discussed. Shared lots were not discussed. Staff presented the two parties engineering documents that addressed the physical and economic feasibility of achieving the cross access between Harrisons and the Robbins/Heavenly Massage center. The engineering documents, which were preliminary estimates for work and surveys, were prepared by Christopher B. Burke Engineering, Ltd. Staff made it clear that the proposed cross- access project was Terraco’s responsibility due to the condition attached by the Village Board to Terraco’s tenant, Heavenly Massage of Orland Park.
The representatives from Harrison’s stated that they did not oppose the cross access since the uses have changed from a Walgreen’s retailer to a jewelry store and massage spa as long as Target, who is the overall site owner, does not oppose it. It is believed that Target would not have a problem with cross access arrangements at this location due to its history of granting cross-access arrangements with other developments, notably Lowe’s to the north.
The Harrison’s representatives also made the following issues known: a) lighting the access point and parking lots was necessary, b) traffic signage was necessary (e.g. stop signs etc.) to regulate traffic between the sites, and c) parking lot maintenance needed to be addressed since their parking lot would bear the most brunt of “through-traffic” for vehicles moving between sites.
The representatives from Terraco Inc. stated that they understood and recognized the Village’s strategy for keeping vehicles off 159th Street and La Grange Road as much as possible by promoting off-grid interior movements between sites. Terraco is in favor of the cross access and also understands the issues that Harrison’s raised.
However, the Terraco representatives made it known that funding was an issue. The IDOT road and intersection improvements at 159th Street and La Grange Road, as well as the Village’s approval process have delayed their project at 9570 W 159th Street by a full year. The project has cost them significant sums of money. Terraco is interested in building the cross-access and sees the value of it but cannot do so at this time. Their site is not generating any income at this time due to the slumping economy (Robbins Jewelry has delayed their site renovations and opening) and the local road improvements. They would like some time to acquire additional funding by waiting for the IDOT road and intersection improvements to be completed and for their tenants to open and start making money and paying rent. When the site is generating income that covers their costs, Terraco would like to build the cross access between the subject properties.
On April 28, 2008 the Development Services/Planning Committee moved 2-0 to recommend to the Village Board to require a cross access arrangement between the Harrison’s Restaurant parking lot located at 15845 S La Grange Road and the retail center that hosts Heavenly Massage of Orland Park located at 9570 W 159th Street and for Terraco Inc., the landlord of the retail center at 9570 W 159th Street to install the cross-access by October 1, 2009 pursuant to the conditions of approval of the Heavenly Massage of Orland Park minor special use, subject to the following conditions:
1. That all building and engineering code related items are met with regard to the cross-access drive;
2. That Terraco Inc. contact Target Inc., landlords of the Harrison’s Restaurant, to establish a cross-access;
3. That necessary traffic signage be installed as part of the project to regulate interior traffic movements;
4. That the cross-accessed parking lots are illuminated for traffic safety;
5. That Terraco Inc. return within one year with plans to install the cross-access.
This is now before the Village Board for consideration.
Recommended Action/Motion
I move to approve requiring a cross access arrangement between the Harrison’s Restaurant parking lot located at 15845 S. La Grange Road and the retail center that hosts Heavenly Massage of Orland Park located at 9570 W. 159th Street and for Terraco Inc., the landlord of the retail center at 9570 W. 159th Street to install the cross-access by October 1, 2009 pursuant to the conditions of approval of the Heavenly Massage of Orland Park minor special use, subject to the following conditions:
1. That all building and engineering code related items are met with regard to the cross-access drive;
2. That Terraco Inc. contact Target Inc., landlords of the Harrison’s Restaurant, to establish a cross-access;
3. That necessary traffic signage be installed as part of the project to regulate interior traffic movements;
4. That the cross-accessed parking lots are illuminated for traffic safety;
5. That Terraco Inc. return within one year with plans to install the cross-access.