Tinley Park board approves annexation, rezoning and PUD for Brookside Creek retail development

Trustee Michael Mueller moved and the board approved a package of measures Tuesday that will annex roughly 55.1 acres into the Village and enable the Brookside Creek Retail Center to be developed as a planned unit development.

The board adopted Resolution 2024-R-148 to authorize an annexation and development agreement with Tinley Park Land Veil LLC; passed Ordinance 2024-0-063 annexing the property pursuant to 65 ILCS 5/7-1-13; approved Ordinance 2024-0-064 rezoning the annexed parcels to B-3; adopted Ordinance 2024-0-065 granting the planned unit development (PUD) special use; approved Resolution 2024-R-149 granting the final plat of subdivision; and adopted Ordinance 2024-0-072 granting a special use for a substantial deviation to permit a gas station and car wash on Lot 1. All motions carried on roll call votes.

The measures together allow the petitioner to annex an approximately 55.085-acre parcel (described at 7551 191st Street in the motion), combine it with contiguous land to total roughly 71.9 acres for the Brookside Creek Retail Center, and subdivide the property into seven developable commercial lots under a PUD. According to what trustees and staff described during the meeting, the annexation will take effect on the date of passage and the rezoned parcels will be governed by conditions included in the PUD agreement.

Village staff and trustees emphasized that the plan commission held public hearings and recommended approval. The staff presentation at the meeting cited a Plan Commission recommendation (5–0) and referenced the relevant Illinois Municipal Code citation used for annexation, 65 ILCS 5/7-1-13. Trustee Michael Mueller summarized that the plan commission had held hearings and that the ordinances and resolutions were “eligible for adoption tonight.”

Trustees and staff discussed several site and design details. Jen (staff member) said the annexation agreement memorializes how the berm and perimeter fence will be handled and that landscaping and final fence placement will be worked out with residents during the final site plan and landscape plan process: “It’s gonna be a berm around the perimeter which is memorialized in the agreement,” she said. The board noted there will be ongoing discussions with residents as plans are finalized.

Trustees asked about security and retail mix, with one trustee observing that security needs could differ by tenant type, noting a distinction between higher‑end retail that is more frequently targeted for theft and grocery‑type tenants. Trustees also asked about the proximity of the new development to existing businesses; staff said the closest businesses would be “a little over 300” feet away and that distances increase to about 500–600 feet depending on location within the site.

The special-use approval for the gas station and car wash prompted questions about hours and truck fueling. Dan (staff member) said the special-use approval does not specifically restrict hours, and that comparable operations for the same developer typically operate 24 hours: “I’m assuming that’s what they’re gonna do here like their other ones.” He also advised there is no dedicated truck fueling location on the proposed site; there may be diesel sales, but not a dedicated truck stop.

Trustees voted by roll call on each measure. The public hearing had been held earlier before the meeting; one trustee asked staff to confirm plan‑commission hearing dates after an error in published meeting dates was pointed out, and staff confirmed the planning commission hearings were held on December 5, 2024.

The board approved the measures without recorded opposition on the transcript. With the final plat, rezoning, PUD and special-use deviation now adopted, the village manager and staff will proceed with the processes required before building permits are issued, including final engineering, landscape plans and any plan‑compliance review indicated in the PUD conditions.

The project will return to staff and, as required, to trustees if substantial deviations from the approved PUD come forward; staff confirmed substantial deviations are subject to the same special‑use standards in the municipal code and would require review.

Votes at a glance: Resolution 2024-R-148 (annexation agreement) — approved (roll call recorded as “Yes” votes from Trustee Brady, Trustee Brennan, Trustee Mueller, Trustee Shaw, Trustee Sullivan). Ordinance 2024-0-063 (annexation under 65 ILCS 5/7-1-13) — approved (same roll-call pattern). Ordinance 2024-0-065 (PUD special use) — approved. Ordinance 2024-0-064 (rezoning to B-3) — approved. Resolution 2024-R-149 (final plat of subdivision) — approved. Ordinance 2024-0-072 (special use for substantial deviation to permit gas station and car wash) — approved.

Implementation and next steps include finalizing landscaping and fence placement with resident input, completing engineering review and recording the plat. Staff and trustees indicated future plan changes that constitute a substantial deviation from the approved PUD will be subject to the PUD special‑use standards and additional review.

By ordinance and resolution, the village has now authorized annexation, rezoning, subdivision and special‑use approvals that enable the Brookside Creek Retail Center to proceed to final design and permitting stages.