Title/Name/Summary
Estates at Ravinia Meadows - Sepcial Use Permit Amendment for a Residential Planned Development
History
Project: 2024-0676 - Estates at Ravinia Meadows
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.
Background: Pulte was granted a Special Use Permit (Ordinance 5981) on February 3, 2025, to construct 132 single family detached dwelling units on an approximately 72.56-acre site located at 16100 Ravinia Avenue.
As part of the Special Use approval, Pulte relied on a 2005 Covenant and Grant of Stormwater Drainage Easement Agreement signed between Costco Wholesale Corporation and the Catholic Bishop of Chicago (seller of the subject property), which allows the stormwater from the northern portion of the project site to drain into the stormwater management facility (SMF) located between the Costco and Pulte’s site.
During review of the proposed plans, MWRD required that Pulte provide volume control for the portion of the site tributary to Costco SMF. To accomplish this, Pulte was going to provide volume control on a Costco outlot that would be deeded to Pulte in exchange for Pulte performing restoration work on the SMF.
MWRD, however, required that this agreement be fully executed before they provided Pulte with a permit. Over the past few months, Pulte and Costco were unable to agree on specific terms of the agreement, and now, Pulte is providing volume control on its own property, eliminating the need for an agreement with Costco.
Main Changes to the Site Plan are as follows:
Expansion of Outlot B to accommodate volume control for stormwater management via a bioswale for the northern portion of the Pulte project
Reduction in the number of housing units from 132 to 129, to accommodate expansion of Outlot B
No changes to the following:
Floor plans, building elevations, vehicular and pedestrian circulation, setbacks, lot sizes, park land improvements, traffic impact, anti-monotony provisions.
Lot sizes, including the approved modification 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.
Changes to the following:
Increase in open space from 34.5% to 37%, exceeding the minimum 25% requirement.
Reduction in density from 2.35 to 2.30 dwelling units per acre, which is well below the requirement of 2.5 dwelling units/acre for the R-3 Zoning District.
Per LDC Section 5-105, Special Use Permits, the changes to the Site Plan (as listed above) require an amendment to the existing Special Use Permit. The updated petition has been submitted in accordance with procedures for original approval of a Special Use permit, as set forth in Section 5-105.
Requested Actions: The petitioner seeks approval of:
Special Use Permit Amendment for a Residential Planned Development
Updated Site Plan, Landscape Plan and Subdivision
Previous approval was granted for the following (no changes are requested):
Special Use Permit for Disturbance to a Nontidal Wetland
Building Elevations
Modification 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)
COMPREHENSIVE PLAN
The petitioner seeks approval of a Special Use Permit to construct 129 single family detached dwelling units on an approximately 72.56-acre site located at 16100 Ravinia Avenue. The site is located in the Regional Core Planning District. The district is primarily dominated by commercial development, but also contains residential areas away from LaGrange Road.
Overall, the proposed development aligns with the R-3 Residential land use regulations, except where modifications are requested for this case.
SITE PLAN
The project site is a 72.56-acre vacant agricultural parcel with no existing structures. The site topography has an approx 40’ grade difference across the site. The site plan indicates 129 dwelling units, and six outlots (A,B,C,D,E & F).
Outlot A is located along Ravinia Avenue and will house a monument sign for the development, and a fence on the southern border. Outlot B is also located along Ravinia Avenue and will provide stormwater volume control for the northern portion of the site. Outlot C is an approximate 4-acre common open space in the middle of the development. Outlot D will contain stormwater management facility for the southern portion of the project area.
Outlot E is an approximate 1-acre common open space at the northern portion of the parcel. Outlot F will contain a playground that will be constructed by the petitioner and maintained by the Village
The on-site detention areas, along with the surrounding retaining walls to be maintained by the HOA. All the outlots (including the multi-use paths, monument sign etc) with the exception of Outlot F (with the playground), shall be maintained by the HOA.
The project site is accessible from Ravinia Avenue in the north, and from 165th street on the South. The main loop road and connections are all dedicated right-of-way roads. The overall road layout employs traffic-calming measures to prevent cars from speeding through the neighborhood, and from becoming a “short-cut” thoroughfare between 159th and 165th Streets. Along Ravinia Avenue, the petitioner will improve the road surface, median landscaping and existing sidewalk (along the south side of Ravinia road), between the project site and the southern entry drive into the Costco site. Additionally, the petitioner intends to make improvements to the median to the east of the entrance to the project site, in anticipation of an extension of Ravinia Avenue to 161st Street.
The LDC requires a Special Use Permit for any disturbances to a non-tidal wetland. A wetland delineation report has been submitted for this case. The project site contains six wetlands, five of which are isolated, non-U.S. Army Corps of Engineers (USACE) jurisdictional wetlands, as they are not adjacent to a Waters of the US. One wetland on Area 4 (~6.11 acres) is an emergent wetland which is adjacent to Marley Creek on the southern portion of the property, along the border with Orland Hills. The proposed development will not impact this this wetland.The proposed development will impact 0.64 acres of Wetlands 1, 2, 3, 5, and 6 by either direct or indirect impacts. Impacted wetlands will be mitigated off-site at an approved wetland mitigation bank, with permitting through USAC) and Metropolitan Water Reclamation District (MWRD). The petitioner is coordinating the off-site mitigation and will secure the necessary credits.
Planned Developments within the R-3 Residential District must provide at least 450 square feet of private open space for each dwelling unit. This requirement is satisfied with yard space provided for each dwelling unit. Additionally, Planned Developments are required to maintain a minimum of 25% of the total development area as common open space. The proposed development has set aside 37% of its area to serve as common open space, significantly exceeding the minimum requirement.
The proposed development has 129 dwelling units, built on 55.99 acres of Net Buildable Area yielding a density of 2.3 dwelling units/net acre. The allowable dwelling units/net acre for R-3 zoning district is 2.5 dwelling units/net acre.
PLAN COMMISSION RECOMMENDED ACTION
Regarding Case Number 2024-0676, also known as Estates at Ravinia Meadows, Staff recommends to accept and make findings of fact as discussed at this Plan Commission meeting and within the Staff Report dated September 16, 2025;
And
Staff recommends the Plan Commission approve a Special Use Permit Amendment for Residential Planned Development for Estates at Ravinia Meadows subject to the following conditions:
The development will be in substantial conformance with the Preliminary Site Plan for Estates at Ravinia Meadows, last revised September 3, 2025, the Preliminary Landscape Plan for Estates at Ravinia Meadows last revised August 15, 2025, Preliminary Engineering Plans for Estates at Ravinia Meadows last revised September 3, 2025, and the Building Elevations last revised November 4, 2024.
Meet all building code requirements and final engineering requirements, including required permits from outside agencies.
Outlots A, B, C, D, E and the stormwater management areas and all associated stormwater management facilities, retaining walls, multi-use paths, fences and monument sign shall be privately owned and maintained by an established Homeowners Association (HOA).
Outlot F to be conveyed to the Village of Orland Park per the Land Development Code and Village procedures.
A special service area (SSA) shall be established to assure the privately owned stormwater management areas and all associated stormwater management facilities, retaining walls, multi-use paths, fences and monument sign will be maintained to Village standards.
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.
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
Staff further recommends Modification 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
Staff recommends the Plan Commission approve the Preliminary Plat of Subdivision for Estates at Ravinia Meadows, sheets 1-5, prepared by CemCon Inc, last revised August 12, 2025, subject to submitting a Record Plat of Subdivision to the Village for approval, execution, and recording.
PLAN COMMISSION RECOMMENDED MOTION
Regarding Case Number 2024-0676, also known as Estates at Ravinia Meadows, I move to approve the Staff Recommended Action as presented in the Staff Report to the Plan Commission for this case.