Title
Bank of America - 15862 LaGrange Road - Appearance Review for replacement of trash enclosure and parking lot asphalt work
History:
The subject property is an existing Bank of America financial institution branch located at 15862 S. LaGrange Road (Bank ID: IL4-227). The site features a one-story stone veneer and glass commercial banking building with drive-through lanes, dedicated parking stalls, and an existing masonry trash enclosure. The petitioner is seeking Appearance Review approval to replace the gates on the existing trash enclosure and carry out concrete and asphalt pavement reconstruction in the parking lot to achieve ADA slope and accessibility compliance.
Quick Facts -
Project: Bank of America Exterior Refresh & ADA Accessibility Improvements
Petitioner: Jarrott Robinson (Cushman & Wakefield / Bank of America)
Petitioner Contact: Alex Raymond (Milrose Consultants)
Purpose: Appearance Review approval for replacing gates on an existing trash enclosure and performing concrete and asphalt site work to ensure ADA parking compliance.
Project Attributes:
Address: 15862 S LaGrange Road, Orland Park, IL 60462
P.I.N.(s): 27-16-403-011-0000
Size: 1.62 Acres (Building footprint unchanged)
Comprehensive Plan Planning District: Regional Core
Comprehensive Land Designation: Regional Mixed Use
Surrounding Land Use:
North: Commercial / Retail (COR -Commercial)
South: Commercial / Retail (COR - Commercial)
East: Commercial / Retail (COR - Commercial)
West: Commercial / Retail (COR - Commercial)
PROJECT DESCRIPTION & DETAILED PLANNING DISCUSSION
The petitioner is requesting Appearance Review approval for exterior site improvements at the Bank of America property situated at 15862 S. LaGrange Road. The scope of work encompasses two primary elements: replacing the gates on the existing outdoor masonry trash enclosure and reconstructing asphalt and concrete sections within the eastern parking lot to establish compliant ADA accessible paths of travel, stall grading, and curb transitions. Existing site utilities, parking lot lighting, landscaping layout, and building footprint will remain unchanged.
Trash Enclosure Gates and Accessory Structure Standards (LDC Section 6-302): Section 6-302 of the Land Development Code regulates accessory structures, including refuse containers and screening enclosures. The code requires outdoor disposal areas to be fully enclosed on three sides by masonry walls compatible with the principal structure, with the fourth side secured by an opaque, durable, heavy-duty gate. The existing masonry walls of the dumpster enclosure will remain intact. The applicant proposes replacement gates to restore full opacity, screening integrity, and operational security. The new enclosure gates must consist of high-durability, weather-resistant materials (such as heavy-gauge steel framing with opaque solid infill or painted commercial-grade composite/metal panels) finished in an earth-tone or neutral color that harmonizes with the existing masonry structure.
Site Accessibility, Paving, and Grading Standards (LDC Section 6-305 & ADA Compliance): Pursuant to LDC Section 6-305 and the Illinois Accessibility Code, all accessible parking stalls, access aisles, and connecting walkways must maintain running slopes not exceeding 2.0% (1:50) in any direction. As detailed on Sheets C-2, C-3, and C-4, the project involves full-depth asphalt milling, excavation, and concrete paving replacement east of the main entrance to correct surface grade differentials, eliminate non-compliant cross-slopes, and furnish flush curb ramps connecting directly to the bank entrance. The civil engineering details (Sheet C-5) illustrate standard heavy-duty asphalt cross-sections (2-inch surface course over 4-inch base course and 6-inch dense-graded aggregate) and proper concrete-to-asphalt transitions with hot-tar seals to ensure long-term structural durability and prevent water infiltration.
Landscape and Site Restoration (LDC Section 6-305): No landscape removal or reduction in landscaped open space is proposed. Per the site notes on Sheet C-3, any adjacent turf or landscape bed areas disturbed during pavement reconstruction and curb saw-cutting shall be backfilled, graded, and restored to original conditions with topsoil, sod, and a minimum 3-inch depth of shredded mulch. Overgrown landscape areas along the east perimeter will be trimmed back and cleared away from the pedestrian accessible paths.
Lighting and Signage: The application does not include alterations to site lighting or wall/ground signage. Any proposed relocation or replacement of accessible parking signage must utilize standard MUTCD-compliant aluminum panels mounted on dedicated posts with bottom edges elevated at least 7.0 feet above the finished parking surface to maintain clear pedestrian clearance.
Recommended Action/Motion
The Appearance Review for Bank of America, 15862 S. LaGrange Road (Legistar ID 2026-0294), as depicted in the civil engineering plan set titled "Bank of America Exterior Renovation - Orland Park, IL, prepared by Stonefield Engineering & Design, dated June 29, 2026 (Sheets C-1 through C-5), is hereby APPROVED, subject to the following conditions:
1. Prior to the start of construction, the petitioner shall secure all necessary Building and Site Development/Right-of-Way permits from the Development Services Department.
2. Replacement gates on the refuse enclosure shall provide 100% visual opacity and utilize heavy-duty commercial hardware, maintaining latching mechanisms to keep gates closed except during service operations.
3. All reconstructed accessible parking stalls, aisles, and pathways must fully conform to ADA and Illinois Accessibility Code maximum slope limitations (not exceeding 2.0% in any direction).
4. Any curb, pavement, striping, or landscape areas disturbed during construction activities shall be repaired, re-striped, and restored to matching Village standards prior to permit sign-off.