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HomeMy WebLinkAbout05/27/2004 P&Z minutes 22-04 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO, PZ-22-04 Hearing Date: May 27,2004 PROPERTY ADDRESS: 999 N. Elmhurst Road Randhurst Shopping Center PETITIONER: Buffalo Wild Wings PIN#: 03-27 -401-261/262/264/265/266/040 REQUEST: Conditional Use to amend POO MEMBERS PRESENT: Arlene Juracek, Chair; Joseph Donnelly; Leo Floros; Richard Rogers; Matthew Sledz; Keith Youngquist MEMBERS ABSENT: Merrill Cotten STAFF MEMBERS PRESENT: Michael Jacobs, AlCP, Deputy Director of Community Development; Judy Connolly, AlCP, Senior Planner INTERESTED PARTIES: Chairperson Arlene Juracek called the meeting to order at 7:34 p.m. Richard Rogers made a motion to approve the minutes of the April 22, 2004 meeting and Keith Youngquist seconded the motion. The minutes were approved 5-0, with one abstention by Joe Donnelly. At 10: 15 p.m., Ms. Juracek introduced Case No. PZ-22-04, a request for a Conditional Use to amend a PUD to construct a Buffalo Wild Wings Grill and Bar in an outlot at Randhurst Shopping Center. She noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She noted that the Subject Property is located at the northeast comer of Rand and Elmhurst Roads, between Kensington Road and Euclid Avenue, and contains a regional shopping mall with multiple outlots. 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. The Petitioner is seeking Conditional Use approval to construct a restaurant with an outdoor dining area on an outlot at Randhurst. This outlot is located along Euclid Road, between Steak'N'Shake and Jewel Foods. The Subject Property is one of two remaining outlots within the mall property. The proposed restaurant, Buffalo Wild Wings, is a fast-gro\viIlg franchise operation with restaurants located in 29 states, including 9 in Illinois. The proposed building would be constructed primarily of face brick with dryvit accents on the sign band. The proposed brick color would be in keeping with the existing Jewel building and the Costeo building currently under construction. It should be noted that the color elevations indicate the correct building elevations, while the plan drawings indicate the correct wall sign locations. The color elevations indicate that the south (building entrance) and west (outdoor dining area) elevations v.rill include windows, awnings, and signage. However, the north and east elevations will only have wall signs. Staff contacted the Petitioner to discuss the elevations and the Petitioner agreed to prepare a concept drawing for the P&Z meeting that would indicate how the north and east elevations would include similar elements of the south and west elevations. The intent is to unify the aesthetics of the building so that all elevations include similar decorative elements where possible. The Petitioner's landscape plan includes a variety of plants, trees, and shrubs throughout the site; however, minimal landscaping has been provided along the west side of the building and the outdoor dining area. Staff Planning & Zoning Commission Arlene Juracek, Chairperson PZ-22-04 Page 2 recommends installing a hedge to buffer the outdoor dining area from the adjacent drive aisle. It should be noted that additional landscaping was not proposed within the detention area because it could adversely impact the storrnwater management system. The proposed development includes full access from Mall Entrance Drive, a private road that is perpendicular to Euclid Avenue, and an entrance only from East Drive, which.is the ring road that loops through the mall. The Petitioner's proposal includes 51 parking spaces for the Buffalo Wild Wings Restaurant; however, the Village's Zoning Ordinance requires at least 100 parking spaces for the proposed use. The Petitioner has a shared parking agreement that permits restaurant patrons to park in other parking fields at Randhurst. This shared parking agreement allows the restaurant to meet the Zoning Ordinance's applicable parking requirements. Despite the existing shared parking agreement, the proposed Buffalo Wild Wings site plan does not provide a direct link to any of the adjacent parking fields. Customers will most likely park in the Jewel parking lot when the restaurant's parking lot is full. Customers who park south of the Buffalo Wild Wings lot will have to cross the ring road in an area that is not conducive to pedestrian traffic. To address this issue Staff recoITI..'11ends that pedestrian links to the adjacent parking fields be provided if a vehicular connection to the Jewel parking .lot is not possible. The site plan shows that vehicles could enter the site &om Mall Entrance Drive or East Drive. Staff conducted several site inspections and determined that a safer design would entail closing the proposed southern entrance. The curve of the ring road could create traffic hazards when vehicles are turning left to enter the site. In addition, the proposed southern entrance appears to be slightly offset from the parking aisle across the ring road, which requires vehicles to make an awkward turning movement to access the site" The site includes three 90-degree parking spaces at the northwest comer of the parking lot and 48 angled parking spaces. Although a barrier curb will. be provided throughout the parking lot, Staff is concerned that vehicles entering and exiting the. three 90-degree parking spaces may conflict with pedestrian movements near the restaurant's entrance. Therefore, Staff recommends eliminating the two northern most 90-degree parking spaces to create a buffer between vehicles and pedestrians and modifying the third 90-degree space to an angled parking space. There is an opportunity to gain two additional parking spaces near the southwestern comer of the parking lot, which would maintain the same 51 parking spaces that the Petitioner proposes. 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 black decorative a'M1ings with yellow and black trim at the base. The size of the proposed wall signs complies with the Village's Sign Code. The proposal does not include a freestanding sign, which would require Planning & Zoning Commission approval because the Sign Code only permits one freestanding sign per property, per street frontage. The adjacent uses already have freestanding signs, which were approved as part of the original development plans. The Petitioner's application states that the lighting plan \-vill mirror the Costco plan. The Village Board recently approved a lighting plan for Randhurst that allows taller light standards and brighter light levels. The Village's Comprehensive Plan designates the Randhurst Shopping Center as community commercial uses, Mall management is currently implementing site and structural changes to improve the appearance of the mall property. The proposed Buffalo Wild Wings Restaurant is an appropriate use within a regional mall and would enhance existing and future 'Uses within the mall and sUITounding outlots. The comments from the Village's Traffic Engineer were incorporated into the Parking and Site Access section ofthe Sta ff report. In addition, other V ìJ1age departments reviewed the proposal and noted that the proj eet must comply with all applicable code requirements (including, but not limited to, the Development Code, Building Code and Fire Code), The Subject Property is a Planned Unit Development (PUD) in the B-3 Community Shopping District. In order to construct the proposed restaurant the last PUD ordinance must be amended. The PUD amendment process Planning & Zoning Commission Arlene Juracek, Chairperson PZ-22-04 Page 3 requires a public hearing and recommendation by the Planning & Zoning Commission followed by final review and action by the Village Board. The standards for conditional uses are listed in the Zoning Ordinance. There are specific findings that must be made in order to approve a conditional use, which relate to: the conditional use will not have a detrimental effect on the public health, safety, morals, comfort or general welfare; the conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; adequate provision of utilities and drainage and design of access and egress to minimize congestion on Village streets; and Compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. The proposed conditional use would be located within the Randhurst Shopping Center, which is an existing. POO in the B-3 Community Shopping District. The Petitioner proposes to construct a restaurant on an outlot that is in dose proximity to the movie theater. The location of the outlot and type of restaurant would be an asset to Randhurst, but would have minimal adverse impacts on the surrounding properties. The proposal meets the standards fora Conditional Use subject to minor modifications to the site plan and landscape plan. Based on this analysis, the proposed restaurant complies with the Conditional Use standards listed in the Zoning Ordinance. Staff recommends that the Planning and Zoning Commission recommend that Village Board approve the proposed restaurant subject to the following conditions: 1) Development of the site in accordance with the site plan prepared by Chipman Adams, L TD date stamped May 12, 2004 revised to reflect one entrance/exit only to the site from Mall Entrance Drive and the two 90-degree parking stalls located closest to the building be replaced with a landscape island and the third 90-degree space be changed to an angled space; 2) pedestrian links to the adjacent parking fields be provided if a vehicular link to the eastern parking field (Jewel) is not possible; 3) the building elevations, including the proposed wall signs, prepared by Chipman Adams, LTD, date stamped May 12, 2004, be revised to reflect the COITect directions, a continuation of the front façade (entrance) of the building to the north elevation of the building, and signage on the east elevation; 4) the color rendering prepared by Chipman Adams, LTD, date stamped May 12, 2004, be revised to eliminate the wall sign on the east elevation; 5) the floor plans prepared by Chipman Adams, Ltd. date stamped May 12, 2004; 6) the landscape plan prepared by David R. McCallum Associates, date stamped May 12, 2004, be revised to reflect a 100 linear foot hedge along Mall Entrance to screen the outdoor dining area from vehicular traffic; 7) the proposed improvements shall be constructed according to all applicable Village Codes and regulations; and 8) the Petitioner obtain permits from all appropriate agencies, including, but not limited to, mOT, MWRD, and CCHD. Robert Cohen, Urban Retail Properties, Petitioner, was sworn in and introduced three owners of Buffalo Wild Wings: John Wieler, Terry and Mary Winkler, who are Mount Prospect residents, and Architect Rob Chandler. He said that Urban's planners feel the second entrance is necessary for trucks and the turnover for parking, which is every hour and 15 minutes. He asked .rvIr. Wieler to speak. John Wieler came to the podium and said Judy had done a great job in presenting the case. He said BWW is baking forward to coming to Randhurst and Mount Prospect. He said that he and the Winklers have two BWWs in the area, one in Algonquin and one in Skokie, and in the last 3-4 months have been in the top five of the 261 stores natiomvide. They hope to become active members of the community. They would like to sponsor teams and school organizations. They will participate in fund raisers and have sports activities. They will have forty TV s, five of them being the large screens. They will have 50-60 trivia games that the kids can play with their parents. The restaurant will be 6,250 sq.ft. and will serve wings, burgers, chicken sandwiches, tortillas, etc. and have a full bar. He also stressed the need for the second entrance/exit road. Richard Rogers asked Mr. Wider the hours of operation. He said the-y were open 1la.m. - 1 a.m. Monday through Thursday; 11 a,m. through 2 a.m. Friday and Saturday; 11 a.m. - midnight Sunday. He said the restaurant has a :.portsbar theme. It was started in 1982 at Ohio State University by Sally Smith, the President. There are tables with wait people and counters. Discussion ensued regarding the ring road, traffic, entrance, exit and walkways. Mr. Wieler said they will talk Planning & Zoning Commission Arlene Juracek, Chairperson PZ-22-04 Page 4 to Jewel about a combined effort for a walkway. It was decided that there was no easy fix to the problem of the ring road and this project should not. be held hostage until the problem was solved. Richard Rogers asked the Architect Rob Chandler to substitute the EIFS with a Masonry wall. Mr, Chandler described the building elevations and confirmed that the. EIFS would be installed per Village regulations. Ms. Juracek closed the Public Hearing at 11:03. Richard Rogers made a motion to recommend the Village Board approve the request for a Conditional Use to amend a POO to construct a Buffalo Wild Wings Grill. and Bar in an outlot at Randhurst Shopping Center, Case No. PZ-22-04 with staff's conditions and the conditions that a non~pourous substrate be used with the proposed dryvit treatments, additional landscaping is provided around the patio, and the southern entrance be right- in/right-out only. Matt Sledz seconded the motion. lJPON ROLL CALL: AYES: Donnelly, Floras, Rogers, Sledz, Youngquist and Juracek NAYS: None Motion was approved 6-0. At 11:05 p.m., Richard Rogers made motion to adjourn, seconded by Matt Sledz. The motion was approved by a voice vote and the meeting was adjourned. ~c~~~~kJ (), U D S ( J rw.-) Deputy Director of Community Development Ul ?ç'/ RIPLAN\P1annÎng & Zoning COMMIP&Z ~OO4\Minute,I!'Z-2~-04 999 N Elmhurst Rd Randhurst ßWW. doc