Title/Name/Summary
Estates at Ravinia Meadow
History
Project: 2024-0676 - Estates at Ravinia Meadow
Petitioner: Fabian Fondriest, Pulte Home Company, LLC
Project Representative: Sosin, Arnold & Schoenbeck, Ltd.
Location: 16100 Ravinia Avenue, Orland Park
P.I.N.s: 27-21-200-010-0000 and 27-21-400-004-0000
Parcel Size: 72.56 acres
PLEASE SEE ATTACHED STAFF REPORT FOR FULL REPORT.
Requested Actions: The petitioner seeks approval of a Special Use Permit for a Planned Development with Modifications from the Land Development Code; a Special Use Permit for Disturbance to a Nontidal Wetland; and approval of Site Plan, Landscape Plan, Elevations, and Subdivision.
PLAN COMMISSION DISCUSSION
Present at the Plan Commission were 5 Commissioners, the representatives the petitioner’s project team, members of staff, and members of the public. The Commissioners discussed the project scope, its impact on the surrounding properties, and compliance with Code.
The members from the public raised concerns about the existing condition of the Costco Stormwater Management Facility (SMF), located between Costco and the subject property. In 2005, Costco entered into an agreement with the previous owner of the subject property, which permits stormwater from the northern portion of the property (approx. 20 acres) to flow into the Costco SMF. Per the agreement, Costco is responsible for the maintenance of the SMF. The Village Engineers responded that they would ascertain the condition of the SMF, and any concerns will be addressed during final engineering.
Other concerns from the public included traffic, construction noise and dust control, and loss of views and vistas from their current homes. The petitioner’s traffic consultant stated that the traffic generated by the development is within the acceptable traffic thresholds and would not warrant a light at 165th street. Additionally, it was clarified that there would be no through traffic through Misty Hill and Hummingbird subdivisions, as there are no cross connections between the existing and proposed subdivision.
The petitioner clarified that they would comply with Village and State regulations regarding construction noise and dust controls, like watering the site during mass excavation, and installation of silt fences around the individual lots. They also pointed out that the neighboring subdivisions to the east are located at a higher elevation that the subject property, hence their viewsheds will not be hugely impacted by the proposed development.
The Commissioners asked staff their opinion on the lot width modification request. Staff clarified that since the lot sizes and density of the development conform to the zoning district requirements, staff approved the modification. Additionally, petitioner is providing an incremental improvement of 14 acres of open space (which is three time the code requirement for open space), along with a mile-long multi-use path connecting the playground, ponds and central open space.
Petitioner answered other questions raised by the public regarding the following:
• Timeline for construction: Late summer 2025 start, 3-4 years for completion
• Fencing / buffer between Misty Hill and Hummingbird subdivisions and the subject property: Existing landscape buffer to remain. Lot lengths along eastern edge of the property are 150’ which offers adequate buffer between the existing subdivisions and the proposed homes at the subject property.
Regarding Case Number 2024-0676, also known as Estates at Ravinia Meadow, I move to approve the Staff Recommended Action as presented in the Staff Report to the Plan Commission for this case.
BOARD OF TRUSTEES RECOMMENDED ACTION
The Plan Commission recommends the Board of Trustees Approve a Special Use Permit for Planned Development for Estates at Ravinia Meadow subject to the following conditions:
a. The development will be in substantial conformance with the Preliminary Site Plan for Estates at Ravinia Meadow, last revised December 6, 2024, the Preliminary Landscape Plan for Estates at Ravinia Meadow last revised November 27, 2024, Preliminary Engineering Plans for Estates at Ravinia Meadow last revised December 6, 2024, and the Building Elevations last revised November 4, 2024.
b. Meet all building code requirements and final engineering requirements, including required permits from outside agencies.
c. Outlots A,B,C,D,E and the stormwater management area and all associated stormwater facilities and retaining walls shall be privately owned and maintained by an established Homeowners Association (HOA).
d. A special service area (SSA) shall be established to assure the privately owned detention pond will be maintained to Village standards.
e. Submit a sign permit application to the Development Services Department for separate review. Signs are subject to additional review and approval via the sign permitting process and additional restrictions may apply.
f. Prior to the adoption of the Final Landscape Plan by the Board of Trustees:
1. A Monitoring and Management Plan is required for naturalized vegetation areas.
2. The Final Landscape Plan must meet diversity requirements described in Section 6-305.E.5.b. of the ordinance.
3. A detailed landscape cost estimate must be provided for all proposed planting and associated work, including post-construction monitoring and management of native landscapes.
4. Stormwater Management Area Landscape Plan with species lists and seeding/planting rates is required.
5. Landscape parkway plan for plantings required at proposed roadway changes (at turning lanes, plant material removals, proposed plantings etc.)
6. Minimum plant sizes must be met.
7. Remaining wetland comments must be satisfactorily addressed.
g. 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.
And
The Plan Commission further recommends Modifications to the Land Development Code to allow a reduction in min. lot widths from 80’ to 75’-77’ for standard (rectangular) lots, and to 66’ for lots with curved frontage. (Section 6-204.D)
And
The Plan Commission recommends the Board of Trustees approve the Preliminary Plat of Subdivision for Estates at Ravinia Meadow, sheets 1-2, prepared by CemCon Inc, last revised December 6, 2024, subject to submitting a Record Plat of Subdivision to the Village for approval, execution, and recording.
BOARD OF TRUSTEES RECOMMENDED MOTION
Regarding Case Number 2024-0676, also known as Estates at Ravinia Meadow, I move to approve the Staff Recommended Action as presented in the Staff Report to the Plan Commission for this case.
And
I move to adopt an Ordinance entitled: