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Plan Commission approves certificate of appropriateness for Humphrey House accessibility and maintenance with parking modification
Summary
Orland Park Plan Commission approved exterior accessibility and maintenance changes to the John Humphrey House, including a widened entry door, a widened walkway for ADA access, parking-stripe changes and a north-side HVAC condensing unit; approval included a modification requiring any non-handicap parking be code-compliant width.
The Orland Park Plan Commission on July 15 approved a certificate of appropriateness for accessibility, waterproofing and maintenance work at the John Humphrey House, a local and national landmark located at 9830 West 140th Place.
Staff presented the proposal (case number 2025-0553) as a village-initiated project to improve accessibility: widening one entrance door from 2 feet, 6 inches to 3 feet for ADA compliance; enlarging the walkway from 2 feet, 4 inches to 4 feet; restriping the parking area to provide one ADA-compliant space with a 5-foot access aisle and up to four additional standard stalls; and placing a residential-scale HVAC condensing unit on the north facade away from the public right-of-way. Staff recommended approval subject to the findings in the July 10 staff report.
Commissioners focused extensive discussion on parking dimensions and ADA access between the parking area and the accessible entrance. Commissioners noted the proposed striping showed four standard spaces at eight-foot widths; several commissioners and the village attorney clarified that the village code requires non-handicap parking stalls meet a minimum nine-foot width and that the commission could not grant an effective variance by approving the certificate of appropriateness alone. The petitioner’s representative said the striping shown reflected the existing pavement width and that additional pavement could be added if required.
After debate, the commission approved staff’s recommendation with a modification: the village shall stripe one ADA-accessible parking space and ensure any other non-handicap parking stalls are at least the code-required width (minimum nine feet) or provide fewer, full-width stalls if pavement dimensions do not allow four code-compliant stalls. The motion was made by Chairman Parisi and seconded by Commissioner Zatar; the commission voted unanimously in favor.
Commissioners also discussed how ADA access would be provided from the new accessible stall to the entrance. Staff said the project currently proposes a deployable (temporary) ramp to negotiate the final step at the entrance, while the walkway itself would be widened and repaved. Village counsel stated that, for compliance, either a temporary or a permanent ramp solution can meet ADA standards and that the village would ensure minimum ADA requirements are satisfied. Commissioners urged staff to consider whether a permanent ramp or alternative routing would be more appropriate given the village’s public ownership of the property.
Separately, commissioners asked about the house’s prior work history; staff said the roof was replaced within the last several years and that earlier waterproofing/tuckpointing work around the limestone foundation had been performed in 2020. The commission’s approval is limited to exterior changes requiring certificate review; interior ductwork for the new HVAC system was described as an interiors issue and not part of this certificate action.
The approval included the requirement that building-code and land-development-code standards be met, and that any striping or pavement changes comply with parking-width requirements in code or be otherwise adjusted so that stalls are usable.
