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HomeMy WebLinkAbout08/25/2011 P&Z Minutes 22-11 (Part 1 of 2)MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -22 -11 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBERS: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT INTERESTED PARTIES: Hearing Date: August 25, 2011 999 N. Elmhurst Road CLP /SPF Randhurst LLC, c/o Casto Lifestyle Properties August 10, 2011 Multiple Amendment to the Planned Unit Development to allow Drive - Through Restaurant Richard Rogers, Chair Joseph Donnelly Leo Floros Ronald Roberts Keith Youngquist Jacqueline Hinaber, Alternate William Beattie Theo Foggy Consuelo Andrade, Development Review Planner Brian Simmons, Deputy Director of Community Development Rich Yaras, Peter Bizoukas, Rachel Turner- Lauck, Jim Conrov Chairman Rogers called the meeting to order at 7:30 p.m. Mr. DonnelIv made a motion, seconded by Mr. Youngquist to approve the minutes of the July 28, 2011 Planning & Zoning Commission meeting; the minutes Nvere approved 5 -0 Nvith Ms. Hinaber abstaining. After hearing two (2) previous cases, Chairman Rogers introduced Case PZ- 22 -11, 999 N. Elmhurst Road at 8:57 p.m. Ms. Andrade stated the Petitioner for PZ -22 -11 Nvas seeking approval to amend the Planned Unit Development (PUD) to allow a drive - through restaurant at 999 N. Elmhurst Road. Ms. Andrade said the Petitioner Nvas granted Conditional Use approval for a commercial Planned Unit Development in 2008 for the redevelopment of the Randhurst Village Shopping Center. The approved PUD placed a restriction on the number of drive through uses, Nvhich Nvould be permitted for three (3) banking facilities and the JeNvel -Osco pharmacy. Any additional drive - throughs required an amendment to the PUD to ensure the proposed use Nvould not negatively impact the functionality of the property. The Petitioner proposed to construct a new outlot building that Nvould include a restaurant Nvith drive - through lanes; and Nvas seeking to modIA- the approved PUD to allow the new drive - through restaurant. Per the Petitioner's application, they possess a signed Letter of Intent Nvith a potential tenant that is conditional upon providing a drive - through for the restaurant. Ms. Andrade stated per the Petitioner's elevation draNvings, the building Nvould be constructed out of brick veneer and Nvould include avmings and metal canopies. She shoNved pictures of the elevations for the Subject Property. Ms. Andrade said the Nvest elevation required revisions to incorporate additional architectural interest and building materials. The Petitioner shall continue to Nvork Nvith Staff to refine the architecture of the building. Richard Rogers, Chair PZ -22 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 1 of 5 Ms. Andrade said the north and south building elevations Nvould match the front facade. The building Nvould measure twenty -eight (28) feet in height. Ms. Andrade stated the drive - through restaurant Nvould occupy 4,000 square feet of the proposed building. A single drive - through lane Nvould Nvrap along the Nvest building elevation and lead to a pick -up Nvindow located on the south building elevation. The drive - through exit lane would need to be redesigned to avoid conflict between vehicles leaving the drive - through lane and oncoming traffic. The existing driveNvay to the south of the proposed outlot building Nvould be required to be reconfigured to be an exit only. The signage and pavement markings Nvould need to be installed to allow for safe circulation and avoid traffic conflicts. Ms. Andrade said the landscape plan illustrated a mixture of plantings that included shade trees, ornamental trees, evergreen trees, shrubs, and perennials. The landscape plan Nvould be required to be revised to include additional evergreen trees and shrubs along the Nvest property line to screen the drive - through lane. Additional plantings Nvould be required in the parking lot islands to provide a minimum fifty (50) percent of live coverage in each. Ms. Andrade stated the Petitioner's proposal for a drive - through restaurant Nvas compatible Nvith the approved PUD for Randhurst and the underlying zoning for the Subject Property. Staff felt the proposed drive - through is appropriate for the site and has been designed to limit any negative impacts on site circulation Ms. Andrade said based on Staff's analysis, Staff recommended approval of the motion listed in the Staff Report. The Village Board's decision Nvould be final for this case. Chairman Rogers stated that he did not see a floor plan included Nvith the Petitioner's proposal. He asked Staff if the proposed case Nvas identical Nvith a zoning request submitted previously by Panda Express at the Subject Property. Ms. Andrade stated that Staff Nvas not familiar Nvith the previous zoning case. Chairman Rogers said that Panda Express had submitted identical plans and the main objection Nvas Nvith the drive - through being on the Elmhurst Road side of the property versus being on the interior of the lot. Mr. Floros said the trees Nvere an issue Nvith the previous zoning case as Nvell. Chairman Rogers said the menu boards that Nvere included Nvith the Petitioner's packet Nvere huge. He Nvanted to clarif -,T that the signs Nvould need to conform to the Village Code. Ms. Andrade stated that Village Code only allows one (1) menu board for each drive - through. She said the Petitioner Nvould have to apply for a Variation if they Nvere to pursue a second menu board. Mr. DonnelIv asked if there Nvas any consideration to place the drive - through on the east (interior) side of the proposed building. Ms. Andrade said because of the overall circulation pattern for the shopping center, the drive - through lane Nvas designed to run along Elmhurst Road Nvith consideration of the parking lot and a new primary drive for the outlot buildings. Mr. Donnelly mentioned the possibility of redesigning entrance drives. Ms. Hinaber discussed the landscape plan and asked how much screening of the drive - through there Nvould be. Ms. Andrade stated that as shown on the landscape plan along Elmhurst Road, the screening Nvould include some ornamental trees, shade trees, evergreen shrubs, and evergreen trees. One of the conditions of approval is to install additional evergreen trees and plant materials. The additional screening Nvould need to be added to the south property line. There Nvas general discussion on how much screening Nvould be needed before the trees Nvould mature. Mr. Simmons stated the Village Code has a minimum size for Nvhat could be planted. The Code takes in effect that there Nvould be additional screening as plant materials age. Mr. Simmons said the Petitioner's original renderings of the drive - through are not up to Code in regards to the landscaping. The Petitioner did update their draNvings to show additional screening of the drive - through Nvith more evergreen shrubs. Richard Rogers, Chair PZ -22 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 2 of 5 Chairman Rogers swore in all parties that Nvould be speaking on behalf of the Petitioner. He asked that each person provide their name and address when speaking. Rich Yaras of Casto Lifestyle Properties, 55 E. Euclid Avenue, Mount Prospect, Illinois provided a schedule for the Subject Property. Mr. Yaras stated that the drive - through needs to be counter - clockwise so the drive - through is on the driver's side. He discussed the proposed layout and queuing requirements. The Petitioner also had to consider parking and pedestrians Nvhen the drive - through Nvas created. Mr. Yaras said there Nvould be four (4) items included Nvith the drive - through: a nine (9) foot clearance bar to keep truck traffic out of the proposed drive - through, a preview menu sign, a canopy Nvhere the speaker and microphone Nvould be located, and the main drive - through menu board. He stated the proposed menu board is three (3) square feet larger than Nvhat the Village Code allows. The menu board is angled to the north and Nvould not be a distraction to motorists on Elmhurst Road. Mr. Yaras said that they have revised their landscape plans based on comments from Village Staff. There are additional groupings of evergreens on the north and south side of the property along Nvith the screening for the trash enclosure. Mr. Yaras said that they have complied Nvith the fifty (50) percent requirement for landscaped islands. He stated additional landscaping Nvould be added south of the Subject Property to help improve traffic circulation. Mr. Yaras stated the proposed tenant did Nvant a bypass lane included Nvith the drive - through; hoNvever, the Petitioner said that they oniv Nvanted a single lane to minimize the amount of pavement on the Nvest side of the Subject Property and to allow a greater buffer for landscaping. The plan for the Subject Property is similar to Nvhat the Petitioner did Nvith the Pei Wei building. Chairman Rogers asked if the building could be relocated or turned so the drive - through would come in the front of the building. Mr. Yaras stated there Nvould be issues Nvith circulation and parking if the drive - through Nvas relocated. Chairman Rogers asked if the proposed building and parking lot could be swapped. Mr. Yaras said this may cause the proposed building to encroach on Bed, Bath, and Beyond's protected area Nvhere the building cannot be built in their parking lot. There Nvas discussion regarding the Steals and Shake parcel and its setback and configuration from Euclid Road. There Nvas discussion regarding a potential monument sign for the Subject Property and how that Nvould affect the proposed landscaping. Mr. Yaras stated the landscaping Nvas important. The Petitioner decided to add the additional landscaping rather than the bypass lane. Ms. Hinaber asked about the Nvait times in the drive - through for Pancra's other drive - through locations. Peter Bizoukas of Panera Bread, 100 S. Gever Road, St. Louis, Missouri stated that he is the operator of Pancra's two (2) other drive - through stores in NorthNvest Indiana. He stated there is another drive - through in Naperville, Illinois that he does not operate. Mr. Bizoukas said their average Nvait time from when the order is placed until it is picked up is five (5) minutes. He stated the preview board helps speed up the process. There Nvas additional discussion regarding the Panera drive - through process and operation. Mr. Bizoukas said Panera has just recently begun to introduce drive - through locations. He stated the Munster, Indiana location is very similar to the proposed zoning case Nvith only one (1) lane in the drive - through. He said it is a very efficient drive - through Nvith a small parking lot; there are no bottlenecks created by the drive - through. Mr. Bizoukas discussed how his preference Nvould be to include a pass - through lane, but did not believe it Nvould Nvork at the Subject Property. Richard Rogers, Chair PZ -22 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 3 of 5 Mr. Roberts discussed the size of the proposed restaurant is 4,000 square feet; he Nvanted to know how many people the inside dining room Nvould hold. Rachel Turner -Lauck of Norr Limited, 325 N. LaSalle, Chicago, Illinois is the architect for Panera. She stated the current footprint Nvould yield eighty (80) to 100 seats inside. It is smaller than Nvhat Panera has been building in the past, but Nvould offer the same products and nothing Nvould be lost due to the drive - through. Ms. Turner -Lauck said there Nvould be additional seating outside as Nvell on east side of the proposed building. Mr. Roberts asked Nvhat the Petitioner Nvould envision going in the empty space that Nvould be adjacent to Panera. Mr. Conrov of Casto Lifestyle Properties, 55 E. Euclid Avenue, Mount Prospect, Illinois stated that Casto Nvould not be alloNved to have an eating establishment in the other part of the building due to restrictions set forth by Bed, Bath, and Bevond. Any eatery larger than 4,000 square feet Nvould affect Bed, Bath, and Beyond's parking area. Mr. Conrov stated the adjacent space Nvould have to be retail. There Nvas general discussion if the building could be designed to be skinnier or to not even allow the extra adjacent retail space. Mr. Yaras stated that it Nvould be a lot more expensive to build a smaller building at a shallow depth; in addition, the Petitioner Nvould like to have the additional tenants. He said the outlot buildings are popular sites on the Subject Property Nvith the traffic counts. Mr. Yaras stated that he could look at Nvays of potentially developing a bypass lane that Nvould extend further. Mr. Youngquist believed by making the building skinner on the Nvestern side Nvould allow for the Petitioner to keep the landscaping and possibly allow space for a bypass lane. There Nvas additional discussion regarding the landscaping, drive - through, and proposed building. Mr. Roberts asked Nvhat the distance Nvas between Elmhurst Road and the proposed drive - through. Mr. Simmons said it ��� as approximatel�T thirt�T (30) feet from back of curb to back of curb. Chairman Rogers asked if it Nvould be possible to eliminate some of the landscaping along the Nvest side of the proposed building alloNving the Petitioner to bring the drive - through lane closer to the building. This Nvould only mean that three (3) to five (5) feet Nvould need to be removed from the Nvest side of the building to allow enough room to create a bypass lane. Mr. Yaras said the landscaping and sideNvalk on the Nvest side of the building Nvas a Panera requirement, but it could potentially be Nvorked out. There Nvas additional discussion regarding the potential for a bypass lane. Mr. Bizoukas stated there Nvere no issues if part of the sideNvalk Nvas eliminated. He said the only reason a sidewalk Nvas needed in back Nvas for deliveries of food to the service door. There Nvas discussion when deliveries Nvould take place at the Subject Property. Mr. Bizoukas stated there Nvould most likely be an overnight delivery Nvhere the truck Nvould park in the drive - through lane. Chairman Rogers said there Nvould be no need for a sideNvalk if the deliveries Nvere made overnight. He suggested if the Petitioner Nvanted to keep the drive - through lane on the Nvest side of the building to heavily landscape the berm Nvith trees tall enough to cover the menu boards. There Nvas discussion on Nvhether or not the menu boards could be reduced in size to show breakfast and lunch separately. Mr. Bizoukas stated the only item that Panera stops serving between breakfast and lunch is breakfast sandNviches. Even-thing else is available all day. Chairman Rogers stated there is a good chance that the size of the menu boards that the Petitioner currently has Nvould not be approved; hoNvever, the menu boards are not part of the motion for the subject zoning case. Richard Rogers, Chair PZ -22 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 4 of 5 There Nvas discussion about the building proposed to the North of the subject building. Mr. Yaras stated that it is proposed outlot building N. Mr. Conroy stated that building N Nvas approved as part of the PUD, but there are restrictions on the use of the building. He confirmed that Building N Nvould not be a drive - through due to restrictions placed by Bed, Bath, and Beyond. Mr. DonnelIv asked if the proposed Panera building be swapped Nvith Building N. Mr. Conroy stated Building N Nvould be more problematic for the drive - through due to the detention basin. He said there Nvould be no drive behind Building N at all. Mr. Donnelly confirmed that Building N Nvould be alloNved a ground sign along Elmhurst Road as Nvell. Mr. DonnelIv confirmed Nvith the Petitioner that he Nvould be back at the September Planning and Zoning Meeting Nvith a revised plan. Mr. Conroy explained the anchor tenants' restrictions and rights regarding proposed uses at the Randhurst Village property. Chairman Rogers asked if there Nvas anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 9:46 p.m. and brought the discussion back to the board. Mr. DonnelIv made a motion, seconded by Mr. Youngquist to continue Case Number PZ- 22 -11, 999 N. Elmhurst Road, to the September 22, 2011 Planning & Zoning Commission Meeting. UPON ROLL CALL: AYES: Donnelly, Floros, Hinaber, Roberts, Youngquist, Rogers NAYS: None Motion Nvas approved 6 -0 to continue the subject case. Mr. DonnelIv made a motion, seconded by Mr. Roberts to adjourn at 9:47 p.m. The motion Nvas approved by a voice vote and the meeting Nvas adjourned. Rvan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -22 -11 Planning & Zoning Commission Meeting August 25, 2011 Page 5 of 5