Title/Name/Summary
Brittany Glen West - Rezoning - Conceptual Site Plan
History
This petition requests approval (upon annexation) for the rezoning of an eighty-seven (87) acre unincorporated area to R-3 Residential District for the future development of a single family residential subdivision of up to 101 lots and for the approval of a Conceptual Site Plan. Twenty-three (23) of the eighty-seven (87) acres will become Cook County Forest Preserve.The land is located generally east of Wolf Road, south of 131st Street, north of 135th Street and west of the unincorporated subdivision “Country Manor Estates”.
Preliminary engineering for this petition has not been completed, and the petitioner does not plan to complete it at this time. Due to the unique circumstances of this petition, the current economy, and the likelihood that the subdivision will not be constructed for some time, the petitioner has requested to delay preliminary engineering until the project is ready to be constructed. Changes to the subdivision based on engineering requirements are likely, therefore approval is only for a Conceptual Site Plan. When the petitioner is ready to proceed with the construction of the subdivision, they must return to Plan Commission (upon Village acceptance of preliminary engineering) and to the Village Board for further approvals including a Special Use Permit for a Planned Development including any needed modifications to the Land Development Code, Subdivision, and Final Tree Preservation and Landscape Plan.
It is noted that this project is also tied to a complex agreement involving Cook County Forest Preserve forest land that is adjacent to 143rd Street and is needed for the future road widening. The agreement will reduce the widening impact on Orland Park residents along 143rd Street and will significantly reduce the costs of land acquisition for the widening. The agreement is in part contingent on the Village's annexation and rezoning of Brittany Glen West.
Approximately twenty (20) nearby (primarily unincorporated) residents attended the public hearing before Plan Commission on December 14. Three attendees spoke in opposition to the proposed subdivision, all residents or Attorneys for the unincorporated subdivision to the east. Concerns included smaller lot sizes compared to their lots, the proposed connection of 133rd Street to their subdivision, and the perception that this entire petitioned area was supposed to be County Forest Preserve. The speakers questioned the time table for construction and why Gallagher and Henry was moving forward with approval of this subdivision when they already have nearby undeveloped lots. There were also complaints that proper public notice was not made, and that some eligible residents did not receive letters. The petitioner supplied a notarized affidavit acknowledging proper notice was posted and letters were delivered, including green certified mail stubs.
Terry Woolums, representing Gallagher and Henry, responded that the builder is setting up for the future, but can not predict when that will happen since it is a market dependent decision.
Plan Commissioners had some questions and comments about the Site Plan, but then concluded it would be best to address them at time of engineering. Issues discussed included the 133rd Street connection, the possible roundabout in the center of the development, the shape of some of the lots and the required park land dedication amount.
On December 14, 2010, the Plan Commission voted 6-1(Parisi) to recommend to the Village Board to approve the rezoning (upon annexation) of Brittany Glen Subdivision West to R-3 Residential District.
And
Voted 6-1(Parisi) to recommend to the Village Board approval (upon annexation) of the Conceptual Site Plan titled “Britney Glen West Calculated Land Plan with Preliminary Detention” and dated 3-1-10, revised 11.01.10, with up to 101 single family lots, subject to meeting all engineering requirements, all Village Land Development Code requirements, and the following condition:
1. The petitioner will return to Plan Commission and the Village Board prior to construction of the subdivision with Preliminary Engineering for Village acceptance and for approval of the Special Use Permit for a Planned Development, Site Plan, Subdivision, and Tree Preservation and Landscape Plan.
Since the Development Services Committee Meeting, on January 5, 2011, the Cook County Board approved the agreement between the Village, Cook County Forest Preserve, and Gallagher and Henry regarding the 143rd Street widening easement, forest land acquisition, and the Brittany Glen West Subdivision.
On December 20, 2010, this case was reviewed and recommended for approval 2-0 by the Development Services Committee, and is now before the Village Board of Trustees for final review.
Recommended Action/Motion
I move to approve the rezoning (upon annexation) of Brittany Glen Subdivision West to R-3 Residential District and approval (upon annexation) of the Conceptual Site Plan as recommended at the December 20, 2010 Development Services Committee meeting and as fully referenced below.
THIS SECTION FOR REFERENCE ONLY (NOT NECESSARY TO BE READ)
I move to approve the rezoning (upon annexation) of Brittany Glen Subdivision West to R-3 Residential District.
And
I move to approve (upon annexation) the Conceptual Site Plan titled "Brittany Glen West Conceptual Land Use Plan" by Vantage Point Engineering, project number 09-105, dated 3-1-10 and revised 1-7-11, subject to meeting all engineering requirements, all Village Land Development Code requirements, and the following condition:
1. The petitioner will return to Plan Commission and the Village Board prior to construction of the subdivision with Preliminary Engineering for Village acceptance and for approval of the Special Use Permit for a Planned Development, Site Plan, Subdivision, and Tree Preservation and Landscape Plan.