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HomeMy WebLinkAbout05/25/2006 P&Z minutes 05-06 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-05-06 Hearing Date: May 25, 2006 PROPERTY ADDRESS: 999 North Elmhurst Rd PETITIONERS: Corporate Design & Development Group, LLC for Panda Express PUBLICATION DATE: March 8, 2006 PIN #: 03-27-401-261/262/264/265/266/040 REQUESTS: Conditional Use (Amend Planned Unit Development approval to allow a restaurant on an outlot with a drive-thru), Variation (number and size of menu board signs) MEMBERS PRESENT: Chair Arlene Juracek Joseph Donnelly Leo Floros Marlys Haaland Richard Rogers Ronald Roberts Keith Youngquist MEMBERS ABSENT: Ronald Roberts STAFF MEMBERS PRESENT: Judith Connolly, AICP, Senior Planner Ellen Divita, Deputy Director, Community Development INTERESTED PARTIES: Jan Fiola, Tom Castagnoli, Allison Maxwell, Derek Knight Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers moved to approve the minutes of the April 27, 2006 meeting and Joseph Donnelly seconded the motion. The motion was approved 6-0. Chair Juracek informed the Commission that the Petitioner for case PZ-40-05 requested their case be continued. Richard Rogers motioned to continue the case to the June 22, 2006 Planning and Zoning Meeting; Joseph Donnelly seconded the motion. The motion was approved 6-0. After hearing one prior case, Chairperson Juracek introduced Case Number PZ-05-06; a Conditional Use and Variation request, at 7:39 p.m. Judith Connolly, Senior Planner, summarized the case. She stated that the Subject Property is located at the northeast comer of Rand and Elmhurst Roads, between Kensington Road and Euclid A venue, and contains a regional shopping mall with multiple outlots. She said the Subject Property is zoned B3 Community Shopping PUD and is bordered to the north by single-family residential (Prospect Heights), to the east by the RX Single Family District, to the west by the RX & Rl Single-Family Districts and the B4 Corridor Commercial District, and to the south by the B3 & B4 Commercial Districts and the RX Single Family District. Ms. Connolly said the Petitioner is seeking Conditional Use approval to construct a 49-seat restaurant with an outdoor dining area and a drive-thru on an outlot at Randhurst Mall. She said in addition, the Petitioner is seeking relief from Sign Code regulations and is requesting allowance of two 26.25 sq. ft. menu board signs when the Sign Code limits the site to one (1) 16 sq. ft. menu board. The outlot is located along Elmhurst Road, directly south of the unsignalized mall entrance, which is the northern most mall entrance along Elmhurst Road. The Subject Property is the last remaining outlot within the mall property. Arlene Juracek, Chair Planning & Zoning Commission Meeting May 25, 2006 PZ-05-06 Page 2 Ms. Connolly stated that the Petitioner is requesting to locate the drive-thru on the east elevation of the building. She said Staff had concerns that the drive-thru would impact the nearby residential properties and asked the Petitioner to relocate the drive-thru to the west elevation of the building. She stated that the Petitioner attempted to modify the site plan to address Staff's concern, but found that the drive-thru stacking would spill into the parking lot. In addition, the lease area has an irregular shape, which limits the Petitioner's ability to configure the site. However, the increased landscaping along the west lot line will limit the drive-thru's impact on the residential properties. She said the Petitioner informed Staff that the food is prepared in advance, so the drive- thru flows fairly quickly. Their typical stacking during a peak time ranges from 6 to 8 vehicles and is used primarily to pick-up dinner as one would not eat this type of food while driving. Ms. Connolly said the Petitioner is seeking relief from the Sign Code regulations to allow two menu boards, when only one is permitted, as well as relief for the size of the menu board signs. She stated that the menu boards include pictures of the food, which helps improve the efficiency of the drive-thru, but requires a larger sign face. Also, having two boards improves the speed and flow of the drive-thru. She stated that the Variation request will be discussed in more detail later in this presentation. She said the proposed freestanding sign on Elmhurst Road does not require relief from Village Code as it is part of the proposed PUD modification request. Ms. Connolly stated that according to their web site, Panda Express is one of the nation's largest Chinese food chains. It originated in California 30 years ago and currently, there are over 800 restaurants worldwide. Ms. Connolly showed an overview of the Petitioner's exhibits. She said Panda Express has modified their prototype design to meet the Village's requirements. She showed the proposed building would be constructed primarily of brick; split face block will be used for the first 20" ofthe building only. She stated that the proposed brick color of the primary structure would be in keeping with other buildings in the Randhurst Mall. She said a coordinating brick color would be used for the restaurant entrances and drive-thru area. Large windows, colorful awnings, and goose neck lights would provide architectural interest to the building. Ms. Connolly showed the color elevations indicating that the east and south and west elevations will include large windows, awnings, and signage. However, the north fa~ade will only have a wall sign, as shown on the Petitioner's signage proposal. Ms. Connolly showed a revision of the Petitioner's submitted tree evaluation and removal plan. She said a significant amount of the existing landscaping will be removed to accommodate the proposed development. She stated that the Petitioner proposes to save as many trees as possible, but some trees' existing condition may require its removal because it may not be healthy enough to survive changes to the site. Therefore, the Petitioner prepared a landscape plan that includes a variety of plants, trees, and shrubs to be planted throughout the site. She said the Petitioner proposes to install 24" Yews, which is an evergreen shrub, and 36" Viburnum, which is a deciduous shrub, along portions of the west lot line and has clustered and spaced the plants in a manner that screens the houses across Elmhurst Road from the headlights of vehicles entering the drive-thru. She stated that the plantings are also intended to screen headlights facing south from vehicles waiting in the drive-thru. She said although the Petitioner's landscape plan indicates a significant amount of landscaping would be installed, the parking lot south of the building does not include evergreen shrubs and the size of the proposed evergreen shrubs will not provide adequate coverage during the first faWwinter months when the deciduous plants lose their leaves. She stated that Staff recommends the installation of additional evergreen shrubs as well as increasing the size of proposed shrubs from 24" to 36" to provide adequate screening. She said the additional year round landscaping will ensure there is an adequate buffer for the residential properties across Elmhurst Road. Ms. Connolly stated that the proposed development would not be accessed directly from Elmhurst Road. She said vehicles would enter the mall at either the signalized intersection south of the restaurant or at the mall entrance directly north of the site and then travel on the mall ring road to the site. She stated that the drive-thru is only Arlene Juracek, Chair Planning & Zoning Commission Meeting May 25, 2006 PZ-05-06 Page 3 accessible from the northem driveway. She said the Petitioner included a by-pass lane for vehicles to by pass an inoperable vehicle in the drive-thru lane. She stated that the Petitioner's proposal includes 34 parking spaces for the 49 seat Panda Express. She said the site exceeds the minimum parking requirements as the Village's Zoning Ordinance requires 22 parking spaces for the proposed use plus, over flow parking is available to the south in an existing parking lot. Ms. Connolly stated that the Petitioner proposes to install wall signs on all elevations of the building, which is permitted by the Sign Code. In addition, the windows will have decorative awnings with color trim at the base. She said the size ofthe proposed wall signs complies with the Village's Sign Code regulations. Ms. Connolly said the proposal includes a freestanding sign along the Elmhurst Road frontage. She stated that the freestanding sign is interpreted as a modification to the previously approved Planned Unit Development site plan approval, and requires Conditional Use approval as part of the overall zoning case. She said the proposed freestanding sign is the circular Panda Express logo and is referred to as a 'trophy-style' sign. The circular portion of the sign measures 38.4 Sq. ft. and sits on a triangular base, with the entire sign measuring 10' from grade. She said the size and location of the proposed freestanding sign complies with the Village's Sign Code regulations. Ms. Connolly stated that the Petitioner proposes to install two menu board signs, with each menu board sign measuring 26.25 sq. ft. She said the number and size of the menu boards requires Variations from the Sign Code as the Village's Sign Code limits the site to one 16 sq. ft. menu board. The increased size and number of signs is necessary to better assist customers in placing their drive-thru order. She stated that the menu board includes pictures of the food, which requires a larger sign face. The second menu board is similar to a pre-menu board and helps ensure a speedier drive-thru transaction. She said the Petitioner's revised landscape plan indicates that the menu boards would be adequately screened and the residential across Elmhurst Road would be buffered. Ms. Connolly said the Petitioner's application includes a parking lot lighting plan. She stated that the Petitioner understands that a flat lens is required and has agreed to install such fixtures. However, the proposed lighting plan shows light levels that exceed the 2.4 foot candle permitted by the Village's Zoning Ordinance. She said Staff recommends the Petitioner revise the lighting plan prior to Village Board review to comply with Village lighting regulations as well as installing back shields for lights along the west lot line to eliminate any potential adverse impacts for the residential across Elmhurst Road. She stated that Staff anticipates that the final parking lot lighting plan will be significantly less bright than the existing lights at the mall. Ms. Connolly said the Village's Comprehensive Plan designates the Randhurst Shopping Center as community commercial uses. She stated that mall management has implemented site and structural changes to improve the appearance of the mall property. She said the proposed Panda Express Restaurant is an appropriate use within a regional mall and would enhance existing and future uses within the mall and surrounding outlots. Ms. Connolly stated that other Village departments provided review of the proposal. She said initial comments from the Village's Traffic Engineer have been incorporated into the revised site plan now presented to the Planning & Zoning Commission for their review. She stated that the Village's Traffic Engineer will review the on-site traffic regulatory signs, such as DO NOT ENTER, as part of the Building permit submittal to ensure a safe traffic flow and to eliminate any traffic conflicts within the site. She said additional signs may be required or signs shown on the Petitioner's plans may need to be relocated, subject to the Traffic Engineer's fmdings. Ms. Connolly said other Village departments reviewed the proposal and noted that the project must comply with all applicable code requirements including, but not limited to, the Development Code, Building Code and Fire Code. She stated that the Village Manager's Office noted that the drive-thru speaker should not be used after lOpm. She said the Petitioner's proposed hours indicate the restaurant will close at 10 pm, but Staff recommends Arlene Juracek, Chair Planning & Zoning Commission Meeting May 25, 2006 PZ-05-06 Page 4 listing that the drive-thru speaker hours not extend past 10pm should the restaurant hours be extended in the future. Ms. Connolly stated in addition, the Petitioner is required to provide storm water detention for its site. A preliminary engineering design and calculations were submitted as part of the zoning submittal. It appears the Petitioner has a good understanding of the Village's requirements; however, a full review will be completed by the Village's Engineering Division when final engineering plans are submitted for Building permit. The Petitioner understands they will be required to come before the P&Z and Village Board to obtain relief from Development Code requirements, which in clued but are not limited to storm water detention. The Petitioner has not requested relief from Village Code regulations and confirmed with Staff that the development will meet Village regulations. Ms. Connolly said the Subject Property is a Planned Unit Development in the B-3 Community Shopping District. She stated that in order to construct the proposed restaurant, the last PUD ordinance must be amended. The PUD amendment process requires a public hearing and recommendation by the Planning & Zoning Commission followed by final review and action by the Village Board. Ms. Connolly stated that the proposed Conditional Use would be located within the Randhurst Shopping Center, which is an existing PUD in the B-3 Community Shopping District. The Petitioner proposes to construct a restaurant with a drive-thru on an outlot. She said the location of the outlot and type of restaurant would be an asset to Randhurst, and would have minimal adverse impacts on the surrounding properties subject to modifying the landscaping as previously noted. She stated that the proposal meets the standards for a Conditional Use subject to minor modifications to the site plan and landscape plan. Ms. Connolly said based on Staff analysis, the proposed restaurant complies with the Variation standards listed in the Sign Code and the Conditional Use standards listed in the Zoning Ordinance. She stated that based on this, Staff recommends that the Planning and Zoning Commission approve the following motion: "To approve: 1) A sign Variation to allow two (2) 26.25 sq. ft. menu boards, as shown on the signage package prepared by Superior Electrical Advertising date stamped March 9, 2006; and 2) A Conditional Use permit that amends the existing Planned Unit Development ordinance fo allow a restaurant with a drive-thru on an outlot subject to the following conditions: A. 'Development of the site in accordance with: . The site plan prepared by Corporate Design + Development Group, LLC revision date March 7, 2006; . The elevations prepared by Corporate Design + Development Group, LLC date stamped March 9, 2006; . The signage plan prepared by Superior Electrical Advertising date stamped March 9, 2006 but revised to include a freestanding sign prepared by Superior Electrical Advertising dated February 21,2006; . The landscape plan prepared by Brusseau Design Group, LLC revision date April 27, 2006 but revised to reflect: a. additional evergreen shrubs / year round plantings along the southern portion of the west lot line; and b. all evergreen shrubs to installed at a height no less than 36" . The color rendering prepared by Corporate Design + Development Group, LLC date stamped March 9, 2006; Arlene J uracek, Chair Planning & Zoning Commission Meeting May 25, 2006 PZ-05-06 Page 5 · The floor plans prepared by Corporate Design + Development Group, LLC date stamped March 9,2006; B. The proposed improvements shall be constructed according to all applicable Village Codes and regulations; C. The drive-thru speaker cannot be used after 10pm and the menu board must be turned off at that time; D. The Petitioner obtains permits from all appropriate agencies, including, but not limited to, IDOT, MWRD, and CCHD. Ms. Connolly stated that the Village Board's decision is final for this case. Chair Juracek called for Commission questions for Staff. Joseph Donnelly stated he had observed traffic study equipment at Randhurst Mall and asked if that was related to this project. Ms. Connolly stated she was not aware of that and could confirm if the Village was conducting any studies. Chair Juracek asked why an lOOT permit would be required. Ms. Connolly stated that Route 83 is an IDOT road and if the Petitioner was going to modify any right of way areas, the Petitioner is made aware of the need for an lOOT permit as well as any other proper permits. Joseph Donnelly asked what the ability is for placement of free standing signs in the various outlot. Ms. Connolly stated that each outlot sought Conditional Use approval for the signs as part of their zoning approval. She said it is part of the. PUD agreement as part of the adopted site plan. Chair Juracek swore in Jan Fiola, of Corporate Design Group, 261 S. Roselle Road, Schaumburg, Illinois, who is a consultant for Panda Express. Ms. Fiola thanked Staff for an excellent summary of the project. She stated that they have enjoyed working closely with Village Staff and have no issues with the recommendations from Staff. Ms. Fiola gave a summary of the proposed site plan and showed examples of store fronts of other Panda Express' that have been built in the area. Richard Rogers asked if the proposed store front will be all brick. Ms. Fiola verified the material will be all brick. Joseph Donnelly questioned if other locations had been considered at the site to preserve the grassy area. Ms. Fiola stated that due to the irregular shape of the lot, it was not possible to move the building any further south on the property and still provide proper parking. Mr. Donnelly then questioned if the developer had considered moving the drive thru to the east side of the building to lessen the impact on Elmhurst Road. Ms. Fiola stated that was one of the original suggestions from Staff and in the process of reviewing that option, it was not a viable option for traffic flow through the site. Mr. Donnelly stated that having the drive thru on the east side would have made it easier to screen the menu boards and headlights from surrounding residential areas. Ms. Fiola stated that they did have the same concerns, but it just wasn't feasible to place the drive thru on the east side of the property . Richard Rogers stated he is concerned about the amount of trees the project will eliminate from Randhurst Mall if the placed in the proposed location. Ms. Fiola stated that a full tree preservation study was completed and several of the existing trees are not in optimal condition and a majority of them would not survive transplantation. She stated that the landscape plan calls for the planting of several new trees. Mr. Rogers stated that they are not the same caliber of the trees that will be lost. Ms. Fiola again stated that they worked closely with Staff on several options to relocate the building and that this revision provides the most preservation of the existing trees. Arlene Juracek, Chair Planning & Zoning Commission Meeting May 25, 2006 PZ-05-06 Page 6 Joseph Donnelly asked if the developers had looked at having the Mall road moved to allow for some of the suggestions made by the Commission. Chair Juracek thought this may be better answered by a Mall representative. Chair Juracek swore in Allison Maxwell, representing Randhurst Mall from Urban Retailers, 11 Burning Oak Trail, Barrington Hills, Illinois. Chair Juracek stated she has similar concerns regarding the loss of trees during this project. She asked if any consideration had been given to removing part of the parking lot that is directly south of this proposed project and replacing it with green space. Ms. Maxwell said she would bring this up with Mall management. Joseph Donnelly stated that while he would like to see Panda Express come into the site, he would prefer a different layout. He stated that it seems there are better traffic alternatives that would involve re-routing the ring road into the Mall. Mr. Donnelly stated he wants to be sure that traffic flows easily through Randhurst Mall. Ms. Maxwell asked if the Commission would like to see a traffic study of the area. Mr. Donnelly said he would like to see such a study and feels that it would help ensure a smooth transition for the property. Richard Rogers stated that he feels this area of Randhurst Mall is one of the best green space areas at the Mall and does not like seeing this project remove so many of the mature trees. He would like to see the project revised to accommodate or save some of this green space. Keith Youngquist stated similar concerns regarding traffic flows in to and out of the Mall. He said this entrance into the Mall has frequent busy times due to the movie theater and the additional traffic with a new store front would just be an additional traffic burden. Ms. Fiola stated that the proposed site plan has been reviewed several times and what was presented tonight is the best alternative and actually incorporates some drainage and storm sewer improvements. The Commission had further discussion regarding tree replacement and working with the Mall owners to maintain or replace green space on the property. Chair Juracek asked why it is necessary for Panda Express to have a drive-thru window. Chair Juracek swore in Derek Knight, Project Manager for Panda Express. Mr. Knight stated that much of Panda Express' brand recognition is based on convenient food available via drive-thru.. Mr. Knight stated that if the drive- thru was not viable at this site, the project would be abandoned. Chair Juracek stated that at this time, much of the Commission's concerns are not with Panda Express, but with the Randhurst Mall property itself. She stated that this is the last buildable site at the Mall and the Commission wants to ensure this is developed properly, the first time. The Commission decided it would be best if the project was tabled giving the developer time to address the Commission's concerns with Mall Staff. The Commission again stated their concerns with green space, landscaping and traffic patterns to Mr. Knight. Mr. Knight said that he would address the Commission's concerns with Mall owners and bring back exhibits at another meeting. Joseph Donnelly made a motion to continue Case Number PZ-05-06 to the June 22, 2006 Planning and Zoning Commission Meeting. Richard Rogers seconded the motion. UPON ROLL CALL: AYES: Donnelly, Floros, Haaland, Rogers, Youngquist, and Juracek NAYS: None Arlene Juracek, Chair Planning & Zoning Commission Meeting May 25, 2006 PZ-05-06 Page 7 Motion was approved 6-0. The case will come back to the June 22, 2006 Planning and Zoning Commission meeting for further discussion. After hearing one additional case, Leo Floros made a motion to adjourn at 8:50 p.m., seconded by Joseph Donnelly. The motion was approved by a voice vote and the eeting was adjourned. ommunity Development Assistant H:IPI.ANlPlaMing & Zoning COMM\P&z 2006\MinUlesIPZ.oS.o6 Panda Express,dcx: