Plat and Subdivision Committee

Village of Arlington Heights Plat and Subdivision Committee Community Room, 3rd Floor Arlington Heights Village Hall 33 S. Arlington Heights Road Arlington Heights, IL 60005 September 14, 2016 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. REPORTS V. OLD BUSINESS VI. NEW BUSINESS A. Taco Bell - 555 E. Golf Rd. - T1566 Land Use Variation to allow a Restaurant and Drive Through within the O-T District. VII. OTHER BUSINESS VIII.ADJOURNMENT Persons with disabilities requiring auxiliary aids or services, such as an American Sign Language interpreter or written materials in accessible formats, should contact David Robb, Disability Services Coordinator, at 33 S. Arlington Heights Road, Arlington Heights, Illinois 60005, (847)368-5793 (Voice), (847)368-5980 (Fax) or drobb@vah.com. Item: Taco Bell - 555 E. Golf Rd. - T1566 Department: Planning & Community Development Requested Action Land Use Variation to allow a Restaurant and Drive Through within the O-T District. Variations Identified None identified at this time. When a formal submittal is received, a detailed analysis on conformance to all regulations will be provided. Recommendation The Staff Development Committee has reviewed the proposed request for a Land Use Variation to allow a restaurant and drive through within the O-T District and has several concerns which must be addressed as part of any formal application to the Plan Commission, including the following: 1. A written justification to the three Land Use Variation approval criteria must be provided within any formal Plan Commission submittal. This criteria is summarized below: That the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in that zone. The plight of the owner is due to unique circumstances. The variation, if granted, will not alter the essential character of the locality. 2. Prior to appearing before the Plan Commission, the petitioner should hold a neighborhood meeting with property owners within 250’ (exclusive or any Right of Way) of the subject property to introduce the proposed development to the nearby community. 3. The proposed entrance along Golf Road will be subject to IDOT review and approval. A “right-in/right-out only” entrance will likely be required. 4. A traffic and parking study from a Certified Traffic Engineer shall be required as part of the formal review process. This study needs to assess access (location, design, and Level of Service), on-site circulation, trip generation and distribution, parking, and impacts to public streets. 5. A code compliant landscape and tree preservation plan shall be required, including 9-foot wide curbed islands with 4-inch caliper shade trees at the end of each row of parking and after every 20 parking stalls. 6. The width of the landscape buffer along the southern property line shall be increased and plantings in this area must be intensified. The landscaped buffer should provide a berm and include evergreen trees to provide for year-round screening. 7. The petitioner shall provide a detailed business plan that outlines the operation, including such details as the hours of operation for the restaurant and separate drive through, the number of employees, and the anticipated delivery and trash collection times. The business plan must also provide an explanation as to how noise, odors and other potential negative impacts on the properties to the south will be mitigated. 8. As part of the Plan Commission process, restrictions on hours of operation may be required, as well as restrictions on the use and noise as generated from the drive through speakers. 9. In order to evaluate parking relative to code requirements, an interior floorplan that clearly defines the interior and exterior seating areas (including their dimension and square footage) shall be required. 10. Design Commission review of the proposed building shall be required prior to appearance before the Plan Commission. 11. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ATTACHMENTS: Description Type Staff Report Report Aerial Exhibits Plat of Survey Exhibits Site Plan and Floor Plan Exhibits Elevation 1 of 2 Exhibits Elevation 2 of 2 Exhibits Renderings Exhibits  Taco Bell, Temporary File 1566 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: September 14, 2016 Date Prepared: September 9, 2016 Project Title: Taco Bell Address: 555 E. Golf Rd. BACKGROUND INFORMATION Petitioner: Scott Whisler Address: 2045 S. Arlington Heights Rd. – Suite 100 Arlington Heights, IL 60005 Existing Zoning: O-T, Office Transitional District Requested Action: Land Use Variation to allow a Restaurant and Drive Through within the O-T District. Variations Identified: None identified at this time. When a formal submittal is received, a detailed analysis on conformance to all regulations will be provided. Subject Site NORTH Surrounding Properties: Direction Zoning Existing Land-Use Comprehensive Plan North B-1, Business District Limited Retail Aldi Foods Commercial South R-3, One-Family Dwelling District Single-Family Home Single-Family Detached East O-T, Office Transitional Office Building Commercial West O-T, Office Transitional Office Building Commercial Background: Page 1 of 4  Taco Bell, Temporary File 1566 The subject property, which is currently zoned O-T, Office Transitional District, is 0.60 acres (26,155 square feet) and is bounded by Golf Road to the north, Seegers Road to the south, and Goebbert Road to the east. The site is currently occupied by a single-story residential building that was previously used as a law office, as well as a detached garage and an ancillary parking lot with five parking stalls that are accessible via a driveway along Goebbert Road. The detached garage is accessible from Seegers Road. The petitioner has proposed the construction of a 2,112 square foot Taco Bell restaurant with a drive through. The site would contain 23 parking spaces and access would come from a new full access entrance along Golf Road as well as a revised ingress only entrance along Goebbert Road. The curb cut along Seegers would be removed. Outdoor seating is proposed on the north side of the building. Staff notes that Taco Bell currently has a location at 1530 W. Algonquin Road. The anticipated hours of operation for the proposed restaurant are 6:00am to 2:00am every day. Zoning and Comprehensive Plan Restaurants and drive throughs are not a permitted or special use within the O-T District, and therefore a Land Use Variation to allow the proposed Taco Bell would be required. According to the Zoning Code, the purpose of the O-T District is to provide a transition between business areas and heavy traffic arterials (such as Golf Road) and residential areas. The activities within the O-T District shall not generate heavy vehicular traffic or create perceptible noise or glare beyond lot lines and shall be compatible with adjoining residential properties. As such, the O-T District is primarily intended for professional, medical, and dental office uses, which uses traditionally have a minimal traffic and minimal impacts on adjacent residential areas. Given the intensity of the proposed land use, staff has concerns that the development may not be compatible with its neighbors, particularly the residential areas to the south. Potential odors, hours of operation, noise, and illumination could all create a negative impact given proximity to the single-family homes south of the subject property. Should this project move forward, the petitioner must provide a detailed business plan that outlines the operation, including such details as hours of operation for the restaurant and drive through, number of employees, and anticipated delivery and trash collection times. Additionally, the applicant should explain how noise, odors and other potential negative impacts will be addressed. Staff notes that restrictions on hours of operation for the restaurant and drive through may be required during the Plan Commission process, as well as restrictions on the use and noise from the speakers for the drive-through. Furthermore, a meeting with the neighbors (prior to appearing before the Plan Commission) will also be required. Finally, the petitioner must demonstrate conformance to the following criteria necessary for Land Use Variation approval: • That the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in that zone. • The plight of the owner is due to unique circumstances. • The variation, if granted, will not alter the essential character of the locality. The Village's Comprehensive Plan designates the future use of the subject property as “Offices Only”. The proposed Land Use Variation is not consistent with the Comprehensive Plan. Building The petitioner must provide a fully dimensioned floor plan that delineates the seating areas (both indoor and outdoor) and includes the square footage for each seating area. The building design should be sensitive to the residential areas to the south and will require Design Commission approval prior to appearing before the Plan Commission. Site Plan and Landscaping Staff has a number of concerns relative to the proposed layout, including the proposed egress onto Golf Road and ingress from Goebbert Road, landscape screening to the south, and the proposed location of the dumpster enclosure. Relative to egress onto Golf Road, the proposed curb cut would fall under the jurisdictional review of IDOT, which would likely only allow a right-in/right-out along Golf Road. If vehicles are restricted from exiting the site heading westbound along Golf Road, cars needing a westbound exit may either make an illegal and unsafe westbound exit, or may travel from Golf Road to Goebbert Road and then to Seegers in order to travel westbound, thereby increasing vehicular traffic adjacent to the residential areas to the south. The moderate to heavy traffic volumes generated by a fast food restaurant with a late night drive through could be disruptive to these residential areas. With Page 2 of 4  Taco Bell, Temporary File 1566 regards to the ingress from Goebbert Road, staff has concerns that the tight turning radius of this entrance point may lead to vehicular conflicts when cars are stacked in the drive through lane. Staff notes that the dumpster enclosure has been proposed along the southern end of the site, which is in close proximity to the single-family homes along Seegers Road. This enclosure should be integrated into the building design in order to reduce its visual impact and keep it further away from the residential neighborhood to the south. With regards to landscaping, the proposed site plan does not provide adequate width for the landscaped buffer area along the southern property line. Staff recommends increasing the width of this landscape area and intensifying the landscaping with additional plantings including evergreens to provide for year-round screening. The addition of a berm in this area would also aid in providing a sufficient buffer to the properties to the south. As part of the Plan Commission process, a code compliant landscape and tree preservation plan must be provided. Finally, 9-foot wide curbed islands with four inch caliper shade trees must be provided at the ends of all parking rows. Traffic & Parking Based on a preliminary analysis, 23 parking spaces would be required and 23 parking spaces have been proposed. However, once detailed information regarding the sizes of interior and exterior seating areas has been received, the amount of parking required may change. Additionally, the Zoning Code requires all developments with a drive through to provide a detailed traffic and parking study from a Certified Traffic Engineer. The study must assess access (location, design, and Level of Service), on-site circulation, trip generation and distribution, parking, and impacts to public streets. Early Review Given the potential impacts of this development on the surrounding community, staff believes that this project is a good candidate for an early review with the Village Board prior to submitting an application to the Plan Commission. Should the petitioner elect to proceed with an early review, a formal written request must be received. RECOMMENDATION The Staff Development Committee has reviewed the proposed request for a Land Use Variation to allow a restaurant and drive through within the O-T District and has several concerns which must be addressed as part of any formal application to the Plan Commission, including the following: 1. A written justification to the three Land Use Variation approval criteria must be provided within any formal Plan Commission submittal. This criteria is summarized below: • That the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in that zone. • The plight of the owner is due to unique circumstances. • The variation, if granted, will not alter the essential character of the locality. 2. Prior to appearing before the Plan Commission, the petitioner should hold a neighborhood meeting with property owners within 250’ (exclusive or any Right of Way) of the subject property to introduce the proposed development to the nearby community. 3. The proposed entrance along Golf Road will be subject to IDOT review and approval. A “right-in/right-out only” entrance will likely be required. 4. A traffic and parking study from a Certified Traffic Engineer shall be required as part of the formal review process. This study needs to assess access (location, design, and Level of Service), on-site circulation, trip generation and distribution, parking, and impacts to public streets. 5. A code compliant landscape and tree preservation plan shall be required, including 9-foot wide curbed islands with 4-inch caliper shade trees at the end of each row of parking and after every 20 parking stalls. 6. The width of the landscape buffer along the southern property line shall be increased and plantings in this area must be intensified. The landscaped buffer should provide a berm and include evergreen trees to provide for year-round screening. Page 3 of 4  Taco Bell, Temporary File 1566 7. The petitioner shall provide a detailed business plan that outlines the operation, including such details as the hours of operation for the restaurant and separate drive through, the number of employees, and the anticipated delivery and trash collection times. The business plan must also provide an explanation as to how noise, odors and other potential negative impacts on the properties to the south will be mitigated. 8. As part of the Plan Commission process, restrictions on hours of operation may be required, as well as restrictions on the use and noise as generated from the drive through speakers. 9. In order to evaluate parking relative to code requirements, an interior floorplan that clearly defines the interior and exterior seating areas (including their dimension and square footage) shall be required. 10. Design Commission review of the proposed building shall be required prior to appearance before the Plan Commission. 11. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ________________________________________ September 9, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager All Department Heads Temp File 1566 Page 4 of 4  Aerial - 555 E. Golf Rd August 29, 2016 1:2,257 0 0.0275 0.055 0.11 mi 0 0.0425 0.085 0.17 km Village of Arlington Heights GIS Copyright 2013  ARCHITECTS, INC. MRV ARCHITECTS, INC. 2016 ALL DRAWINGS, SPECIFICATIONS, PLANS AND CONCEPTS ARE INSTRUMENTS OF SERVICE AND THEREFORE ARE PROPERTY OF MRV ARCHITECTS, INC. THEY MAY NOT BE REUSED, COPIED OR REPRODUCED WITHOUT PERMISSION AND EXPRESS WRITTEN CONSENT FROM MRV 50'-0" ARCHITECTS, INC. 28'-10" 28'-6" GOEBBERT ROAD CONTRACT DATE: 07.26.16 29'-5" BUILDING TYPE: EXPLORER MED40 PLAN VERSION: APRIL 2016 SITE NUMBER: XXX-XXX STORE NUMBER: XXXXX TACO BELL GOLF ROAD AND GOEBBERT RD. ARLINGTON HEIGHTS, IL 57'-4" EXPLORER MEDIUM40 NORTH NORTH  REM 12 3 O B A THESE DOCUMENTS ARE PROVIDED AS A CONSTRUCTION VE T TEMPLATE FOR THIS BUILDING TYPE. THESE 14 A5.1 A5.1 BEYOND DOCUMENT HIS 1 REP MUST V-349 DRAWINGS D BEISREVIEWED AND ADAPTED BY A LICENSED 3 19 TYP. 8 13 12 5 L A CLA TO MEET ALL STATE AND LOCAL 25 ARCHITECT C E WENGINEER I ITH MEFOR AND/OR R PSITE-SPECIFIC 13 JURISDICTIONAL REQUIREMENTS PROJECTS. C RIO O 12 6 NSTHE R ELEMENTS TO P OR MODIFICATIONS THAT CHANGE IMAGE 13'-10" U T.O. COOLER LT KITCHEN OPERATIONS MUST BE APPROVED ANBY RBRANDS A YUM! 17 IN BEYOND. T'S PRIOR REGIONAL ARCHITECTURAL PARTNER (RAP) LOG TOTING - TYP. O 34 13 CONSTRUCTION. B 34 13 D 0'-0" T.O. SLAB 7 4 10 32 29 18 14 30 15 13 CONSULTANT'S 20 TYP. SEAL NOTE: VESTIBULE OPTION IS SITE SPECIFIC INDEPENDENT OF PATIO OPTION RIGHT SIDE ELEVATION 1/4"=1'-0" A A BASE THICKNESS - 1" THICK E.I.F.S. MISCELLANEOUS A. SEE SHT A1.1 "WINDOW TYPES" FOR WINDOW ELEVATIONS. B BASE THICKNESS - 2" THICK E.I.F.S. GREEN SEALERS (REFER TO SPECS): C BASE THICKNESS -1" THICK E.I.F.S. WITH HIGH IMPACT MESH (ONLY WHERE NOTED). A. SEALANT AT ALL WALL AND ROOF PENETRATIONS. SEE DETAIL 2/A6.2. B. SEALANT AT ALL WINDOW AND DOOR FRAMES AT HEAD AND JAMB. DO NOT SEAL SILL @ WINDOWS. D BASE THICKNESS -2" THICK E.I.F.S. WITH HIGH IMPACT MESH (ONLY WHERE NOTED). C. APPLY NEOPRENE GASKET (CONT.) BETWEEN BUILDING & CANOPY. SEE DETAIL 2/A6.2. GREEN "CRITICAL" DIMENSIONS: B 05.03.2016 A. REQUIRED CLEAR OPENING WIDTH TO ENSURE COORDINATION WITH STANDARD SIGNAGE/ BUILDING ELEMENTS DIMENSIONS. NOT USED N.T.S. B NOTE: SIGNAGE UNDER SEPARATE PERMIT NOTE: NO EXTERIOR SIGNS ARE WITHIN THE SCOPE OF WORK COVERED BY THE BUILDING PERMIT APPLICATION. THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR V-XXX QTY ITEM DESCRIPTION ELEC COORDINATING THE INSTALLATION OF ALL EXTERIOR SIGNS AND INSTALLATION OF V-322 2 TACO BELL 'BELL' SIGN 4'-10 1/2"W x 4'-2"H X REQUIRED BLOCKING AND ELECTRICAL CONNECTIONS FOR FINAL APPROVED SIGNS. V-349 3 TACO BELL LETTERS 12" HIGH, WHITE, FLAT FACED X NOT USED N.T.S. I NOT USED N.T.S. G GENERAL NOTES F NOT USED N.T.S. E SIGN SCHEDULE N.T.S. C 1 BUILDING SIGN, BY VENDOR. REQUIRES ELECTRICAL, SEE ELECTRICAL PLANS. 17 SCUPPER, COLLECTOR, AND VERTICAL DOWNSPOUT 6" MIN. SYMBOL AREA MANUFACTURER COLOR ALTERNATE MFR. ALTERNATE COLOR CONTACT INFORMATION PAINT TO MATCH ADJACENT WALL. 2 DRIVE THRU WINDOW. SEE SHEET A1.0 AND A1.1. CONTRACT DATE: XX.XX.XX 1 CANOPY RAFTER/ BEAM PAINT SHERWIN WILLIAMS SW3022 "WOODSCAPES BLACK ALDER" SHERWIN WILLIAMS: BRAD HARRINGTON, 216-228-54988 (PHONE), 18 CONCRETE CURB. BRAD.E.HARRINGTON@SHERWIN.COM (EMAIL) 3 DASHED LINE INDICATES ROOF BEYOND. BUILDING TYPE: EXP. LITE MED40 2 CANOPY COLUMN PAINT SHERWIN WILLIAMS SW 7062 ROCK BOTTOM 19 RTU BEYOND. PAINT TO MATCH MAIN BUILDING COLOR. 4 PLAN VERSION: MAY 3, 2016 STOREFRONT, TYPICAL. 20 BREAK METAL COVER OVER WOOD STUDS TO MATCH STOREFRONT. SEE 3/A6.1 3 PARAPET CAP (TOWER) DUROLAST 25 MEDIUM BRONZE (FACTORY FINISH) SHERWIN WILLIAMS SW 7069 "IRON ORE" DURO-LAST: LEE COBB, 800-434-3876 (PHONE) SITE NUMBER: XXX-XXX 5 TUBE STEEL POST. SEE STRUCTURAL DWGS. 21 OVERFLOW SCUPPER STORE NUMBER: XXXXX 4 PARAPET CAP (FRONT) DURALAST SHERWIN WILLIAMS SW6832 "IMPULSE PURPLE" EGGSHELL (P-4) 6 SWITCH GEAR. PAINT TO MATCH WALL. 22 WOOD RAFTERS. SEE STRUCTURAL DWGS. 5 PARAPET CAP (SIDES) DUROLAST 25 REGAL WHITE (FACTORY FINISH) 7 CORRUGATED METAL ROOF. 23 BOLLARD TACO BELL 8 LIGHT SCONCE. ALIGN BOTTOM OF FIXTURE'S MOUNTING BRACKET WITH 24 DUROLAST SINGLE MEMBRANE ROOFING OR EQUAL. 6 PARAPET CAP (COOLER) DUROLAST 25 GALVALUME PLUS (FACTORY FINISH) 123 MAIN STREET EIFS REVEAL / CHANGE IN EIFS THICKNESS. 25 IF THE DURO LAST PARAPET CAP TRIM IS USED IT SHALL NOT BE PAINTED. ANYTOWN, USA 98765 7 STOREFRONT WINDOWS TBD "CHAMPAGNE" 9 ASSUME D/T LANE SURFACE IS 6" BELOW THE FINISH FLOOR. REFER TO GRADING & SITE PLAN. 26 WOOD HEADER BEAM. SEE STRUCTURAL DWGS. 8 PIPE BOLLARDS STREET SMART YELLOW - 1/4" THICK PLASTIC COVER (US.POSTMAN.COM) OR EQUAL 27 PATIO RAILING. 10 NOT USED. 28 NOT USED. 9 PARAPET BACK ROOFING DUROLAST THE COLOR SHALL BE FACTORY COLORED "TAN." EQUAL ALTERNATE ALLOWED. DURO-LAST: LEE COBB, 800-434-3876 (PHONE) 11 TOWER WITH METAL PANEL FINISH. 29 STOREFRONT DOOR. REFER TO DOOR SCHEDULE. 10 AWNING, PATIO ROOF, COOLER WALL BERRIDGE S-DECK PREWEATHERED GALVALUME 12 PARAPET COPING. IF DURO-LAST EDGE TRIM IS USED. USE THE DURO-LAST 30 HOSE BIBB LOCATION. REFER TO PLUMBING AND DETAIL 8/A6.2 11 VALANCE COLOR SIGN VENDOR SW 7034 "STATUS BRONZE" (EQUAL) 13 PRE-FINISHED EDGE TRIM. SEE DETAIL 2/A6.0. CO2 FILLER VALVE & COVER. SEE DETAIL 5/A6.2 SIM. 31 GUTTER AND DOWNSPOUT. PAINT TO MATCH COLUMN EXPLORER LITE MEDIUM40 32 METAL AWNING - BY OTHERS SHERWIN WILLIAMS: BRAD HARRINGTON, 216-341-5558 X115 (PHONE), 12 MAIN BUILDING COLOR SHERWIN WILLIAMS SW 7067 "CITYSCAPE" BRAD.E.HARRINGTON@SHERWIN.COM 14 BENCH 33 NOT USED. EIFS CONTACT: 15 GAS SERVICE. 34 EIFS (TYP). SEE 2 & 4/A6.2. 13 ACCENT COLOR SHERWIN WILLIAMS SW 6098 "PACER WHITE" STO CORP.: CHUCK DUFFIN, 940-894-2092 (PHONE), 940-894-2095 (FAX), CDUFFIN@STOCORP.COM WALL SHALL BE FINISHED PRIOR TO INSTALLATION OF SWITCHGEAR. 14 METAL PANELS WESTERN STATES METAL ROOFING 18" A606-4 RUSTWALL PANELS 16 EXTERIOR 15 WALL MURAL THIS STUFF WORKS TSW8 ACRYLI-MASTER GRAFFITI RESISTANT COATING ELEVATIONS WESTERN STATES 16 METAL PANELS 18" A606-4 RUSTWALL PANELS A4.0B METAL ROOFING 17 SLAT WALL SIGN VENDOR WOOD LIKE FINISH TBD BY VENDOR EXTERIOR FINISH SCHEDULE H KEY NOTES D  V-349 1 NOTE: VESTIBULE OPTION IS SITE SPECIFIC INDEPENDENT OF PATIO OPTION FRONT ELEVATION 1/4" = 1'-0" C 20 V-349 1 31 5 22 2 2 1 LEFT SIDE ELEVATION 1/4"=1'-0" REAR ELEVATION 1/4" = 1'-0" B A B REM THESE DOCUMENTS ARE PROVIDED AS A CONSTRUCTION O DOCUMENT VE T TEMPLATE FOR THIS BUILDING TYPE. THESE HIS SITE NUMBER: PLAN VERSION: BUILDING TYPE: DRAWINGS REP MUST L D REVIEWED AND ADAPTED BY A LICENSED BEIS A EXTERIOR 123 MAIN STREET STORE NUMBER: ARCHITECT CAND/OR CONTRACT DATE: 05.03.2016 CONSULTANT'S CLA TO MEET ALL STATE AND LOCAL E WENGINEERI JURISDICTIONAL REQUIREMENTS ITH MEFOR R PSITE-SPECIFIC PROJECTS. C O MODIFICATIONS THAT CHANGENSTHE RIO IMAGE R ELEMENTS TACO BELL U L KITCHEN OPERATIONS MUST BE APPROVED T TO P OR A YUM! ANYTOWN, USA 98765 ANBY RBRANDS IN REGIONAL ARCHITECTURAL PARTNER (RAP) T'S PRIOR ELEVATIONS SEAL LOG TOTING - CONSTRUCTION. O A4.1B EXP. LITE MED40 XXXXX XXX-XXX MAY 3, 2016 XX.XX.XX EXPLORER LITE