Title/Name/Summary
Sunrise Senior Living
History
The petitioner is proposing to construct a three story, 80-unit senior living facility with accessory surface parking on a five-acre parcel located at 10920 W 159th Street. Application requests approval for site plan, Special Use Permit with modifications, and rezoning.
Project Description and General Design
The preliminary site plan shows an ‘L’ shaped building oriented at an angle facing 159th Street. Vehicular entry to the site is provided via a full access curb cut along 159th that aligns with the entrance to the existing school to the south. Upon entering the site, a visitor can turn right into a circular drop off area or turn left into a meandering single bay parking lot.
The three-story, 80 unit building is positioned so that residents have views of open space on the north side of the property or 159th Street on the south side of the property. The preliminary site plan shows a gazebo at the southeast corner of the site that connects to a walking path surrounding the building. The north part of the site consists of a large open space that includes the walking path, a garden area, a trellis structure, a detention area and a natural preserved wetland.
As noted on the site plan, the petitioner is dedicating 72’ of frontage along the front property line to IDOT for the future expansion of 159th Street. Additionally, the petitioner is dedicating right of way on the north side of the property to the Village for a potential future road connection. Essentially, almost 1 acre of the property is being dedicated for future transportation improvements. The preliminary site plan also shows the parking lot connecting into the potential future road.
The detention pond does not have the required 15’ of flat maintenance area around the entire perimeter of the pond. Maintenance area is provided along the west edge of the pond and along the path on the north side of the building. The petitioner is requesting a modification to the special use permit to reduce the maintenance area from 15’ to 0’. Similar modifications have been approved for Autumn Leaves Senior Living, Parkview Christian Church and the Orland Park Prayer Center.
The petitioner is requesting to rezone the property from E-1 Estate Residential to R-4 Residential. The property was default zoned to E-1 after the Village forced annexed it in 2007. The Comprehensive Plan designates this area as low intensity residential, which corresponds to an E1, R1, R2 or R3 Residential District. The location along the busy 159th Corridor however, merits the consideration of a more intense use that could function as a transition to the single-family homes to the north.
The project as designed requires modifications from Village Code to allow for a reduction in the detention pond maintenance area and to allow for parking and a drop off between the building and the street. Overall, however, the proposed project meets the Village goals and policies for this piece of property.
Plan Commission
On May 13, 2008, by a vote of 6-0, the Plan Commission recommended to the Village Board approval of the preliminary site plan titled ‘Sunrise Assisted Living,’ prepared by Groundwork, Ltd., job number N114, dated 02-19-08, most recent revision 04-21-08, including the sheet with no number notation and sheet C2.0 subject to the following conditions:
1) That all final engineering related items are met.
2) That the petitioner submit a landscape plan for separate review and approval within 60 days of final engineering approval.
3) That all building code related items are met.
4) That the petitioner submit signage drawings to the Building Department for separate review and approval.
And
On May 13, 2008, by a vote of 6-0, the Plan Commission recommended to the Village Board approval of the building elevations titled ‘Sunrise Senior Living Orland Park,’ prepared by BeeryRio Architecture and Interiors, dated 04-21-08, sheet 201a and sheet 202a subject to the same conditions as highlighted in the preliminary site plan approval motion.
And
On May 13, 2008, by a vote of 6-0, the Plan Commission recommended to the Village Board approval of the Special Use Permit for Sunrise Senior Living Facility to operate an 80 unit nursing home/residential care facility at 10920 W 159th Street with modifications to reduce the detention maintenance area from 15’ to 0’ and to allow for parking and a drop off area in the setback between the building and the street, subject to the same conditions as highlighted in the preliminary site plan approval motion.
And
On May 13, 2008, by a vote of 6-0, the Plan Commission recommended to the Village Board approval of the request to rezone the five acre parcel at 10920 W 159th Street, P.I.N number 27-17-301-004, from the E-1 Estate Residential Zoning District to the R-4 Residential District subject to the same conditions as highlighted in the preliminary site plan approval motion.
DISCUSSION
A few of the Somerglen South residents, the subdivision located to the north of the proposed project, expressed concern about the right of way dedication on the north side of the property. This right of way is shown bisecting an existing small wetland area. The residents were concerned about planning a road through what may be a high quality wetland.
Right of way dedication is used to plan for future transportation infrastructure. In determining the dedication for the Sunrise project, Village staff considered the possible road location and development potential for the long rectangular piece of property north of the proposed project, which would most likely require an east-west roadway. In order to minimize the impact on Somerglen South residents, the road should be located as far south as possible, potentially with shared right of way being granted between properties. Unfortunately, this layout results in the road bisecting an existing small wetland. A much larger wetland exists to the west of this site. The importance of this wetland is dependent on the quality and size, which are unknown at this time.
The wetland quality is unknown at this time because the Village does not require documentation of the wetland when the petitioner protects and preserves the area. Sunrise Assisted Living is proposing no change to the existing wetland and is showing a 60’ buffer around the wetland. If the property to the north were to come in for development and would propose to impact the wetland shown in the right of way, the Village would require documentation regarding Army Corps jurisdiction and wetland quality. The Village will make all efforts to realign the roadway if the wetland is high quality and jurisdictional. If the wetland is low or medium quality, the Village would most likely require mitigation or improvements to the larger wetland located to the west.
The right of way dedication in this scenario is challenging because we do not have conclusive information regarding future development surrounding the Sunrise Project. But, by requiring the right of way dedication now, we are prepared to locate the road as far south as possible if the wetland can be mitigated. If the wetland needs to be preserved, much of it will already be on Village property for future protection.
On June 23, 2008 the Development Services and Planning Committee moved 3-0 to recommend to the Village Board approval of the preliminary site plan titled ‘Sunrise Assisted Living,’ prepared by Groundwork, Ltd., job number N114, dated 02-19-08, most recent revision 04-21-08, including the sheet with no number notation and sheet C2.0 subject to the following conditions:
1) That all final engineering related items are met.
2) That the petitioner submit a landscape plan for separate review and approval within 60 days of final engineering approval.
3) That all building code related items are met.
4) That the petitioner submit signage drawings to the Building Department for separate review and approval.
5) That the petitioner extend the parking lot drive aisle 10' to the north and agree to extend the parking lot to the future R.O.W. in the future upon approval from the Board of Trustees.
And
Moved to recommend to the Village Board approval of the building elevations titled ‘Sunrise Senior Living Orland Park,’ prepared by BeeryRio Architecture and Interiors, dated 04-21-08, sheet 201a and sheet 202a subject to the same conditions as highlighted in the preliminary site plan approval motion.
And
Moved to recommend to the Village Board approval of the Special Use Permit for Sunrise Senior Living Facility to operate an 80 unit nursing home/residential care facility at 10920 W 159th Street with modifications to reduce the detention maintenance area from 15’ to 0’ and to allow for parking and a drop off area in the setback between the building and the street, subject to the same conditions as highlighted in the preliminary site plan approval motion.
And
Moved to recommend to the Village Board approval of the request to rezone the five acre parcel at 10920 W 159th Street, P.I.N number 27-17-301-004, from the E-1 Estate Residential Zoning District to the R-4 Residential District subject to the same conditions as highlighted in the preliminary site plan approval motion.
DISCUSSION
At the Committee meeting, a number of Somerglen residents expressed concern about the right of way dedication on the north side of the property. Residents felt that constructing a road in this area would result in the removal of some existing trees, thereby decreasing the vegetative buffer between the single family homes and the Sunrise Senior Living Facility. The single family homes are separated from the Sunrise project by a long rectangular parcel of land accessed via 108th Avenue. A road would only be constructed on the north side of the Sunrise project if the property between Sunrise and Somerglen petioned the Village for approval of development. If this currently vacant property came forth for development, the petitioner would be required to construct landscape buffers per Village Code Requirements.
On June 23, 2008, this item was reviewed and approved by the Development Services & Planning Committee and referred to the Board for approval with changes.
Recommended Action/Motion
I move to approve the preliminary site plan titled ‘Sunrise Assisted Living,’ prepared by Groundwork, Ltd., job number N114, dated 02-19-08, most recent revision 04-21-08, including the sheet with no number notation and sheet C2.0 subject to the following conditions:
1) That all final engineering related items are met.
2) That the petitioner submit a landscape plan for separate review and approval within 60 days of final engineering approval.
3) That all building code related items are met.
4) That the petitioner submit signage drawings to the Building Department for separate review and approval.
5) That the petitioner extend the parking lot drive aisle 10' to the north and agree to extend the parking lot to the future R.O.W. in the future upon approval from the Board of Trustees.
And
I move to approve the building elevations titled ‘Sunrise Senior Living Orland Park,’ prepared by BeeryRio Architecture and Interiors, dated 04-21-08, sheet 201a and sheet 202a subject to the same conditions as highlighted in the preliminary site plan approval motion.
And
I move to approve the Special Use Permit for Sunrise Senior Living Facility to operate an 80 unit nursing home/residential care facility at 10920 W 159th Street with modifications to reduce the detention maintenance area from 15’ to 0’ and to allow for parking and a drop off area in the setback between the building and the street, subject to the same conditions as highlighted in the preliminary site plan approval motion.
And
I move to approve the request to rezone the five acre parcel at 10920 W 159th Street, P.I.N number 27-17-301-004, from the E-1 Estate Residential Zoning District to the R-4 Residential District subject to the same conditions as highlighted in the preliminary site plan approval motion.