Title/Name/Summary
Dave’s Hot Chicken - Update Building Elevations and Branding -
Amended (Dec 26, 2024 & Jan 21, 2025)
History
PETITIONER:
April Marc, as agent of PMAT Orland LLC
REQUESTED ACTION: Appearance Review
PURPOSE:
This Appearance Review petition focuses on the update to the building elevations including new signage, lighting and wall art, outdoor furniture, awning and railings.
LOCATION:
15139 LaGrange Road
P.I.N. NUMBER:
27-15-100-030-0000
COMPREHENSIVE PLAN DESIGNATION: Regional Core Planning District
EXISTING ZONING: COR Mixed Use District
EXISTING LAND USE: Commercial Shopping Center
SURROUNDING ZONING AND LAND USE:
North: COR Mixed Use District/ Commercial, Retail
South: COR Mixed Use District/ School, Restaurant
East: COR Mixed Use District / Commercial, Retail, Restaurant
West: BIZ General Business District / Retail, Restaurants
PROJECT DESCRIPTION AND CONTEXT:
The petitioner intends to update the building elevations with new signage, lighting and wall art, as well as upgrade the outdoor furniture, awning and railings, per the petition
documents received on July 29, 2024 (Version 1), and revisions dated August 25, 2024 (Version 2) and September 11, 2024 (Version 3).
Per the Land Development Code, Section 6-210 COR Mixed District, restaurants with
outdoor seating, greater than 300 feet of a residential parcel are a Permitted Use.
Overall, the project conforms to the Village’s Comprehensive Plan, Land Development
Codes and policies for this area.
Dec 26, 2024 Amendment
Detailed Planning Discussion and Update:
ELEVATIONS
Version 1 - On July 29th, 2024, the petitioner submitted an Appearance Review application (Version 1) with a submittal including elevations drawings, and information on outdoor furniture, signage and branding. The branding included colorful, graffiti-style artwork on the front and side elevations. Staff recommended a more selective and reductive color palette for the artwork
The feedback from Development Services Staff was based on Section 6-308 Design Standards. The Purposes of the Design Standards are:
• To create an architectural identity and to avoid monotonous similarity or inappropriateness in exterior design and appearance of property
• To protect and to stabilize the general appearance of buildings, structures, landscaping, and open space areas throughout the Village
• To encourage and promote acceptability, attractiveness, cohesiveness and compatibility of new development so as to maintain and improve the established standards of property values throughout the Village
Considering that the project is not a stand-alone building but part of a strip mall development, staff also noted the following Design Standards:
• Colors should be used harmoniously and with some restraint. Color schemes should consider and respect the character and quality of structures in the area. Excessively bright or brilliant colors should be used only for accent. Materials and colors should withstand the weather well over a twenty-five (25) year period.
• Architectural style should be appropriate to the Chicago area and evaluation of a project shall be based on the quality of design and its relationship to surroundings. The design of structures should display a sensitivity to the best aspects of the character, quality and scale of those structures already existing in the area of a proposed project.
• Monotony of design shall be avoided; however styles should be complementary and should relate to indigenous architecture.
• Buildings and structures shall be consistent with the established neighborhood character and with any adjacent residential property.
LIGHTING
Sign lighting: Version 1 also included halo lit signs, which were not allowed in the Village at the time of review. Subsequently, on Jan 20, 2025, the Village Board of Trustees passed an ordinance allowing the use of halo-lit signs in the Village.
Roof edge lighting is not permitted.
VERSION 2
Based on guidance and feedback from Development Services, the petitioner revised and resubmitted elevation drawings on August 25th, 2024 (Version 2). This version was similar to Version 1, but with reduced artwork. This version continued to show the roof edge lighting and halo lighting which were both prohibited in the Village at the time of review.
Staff provided further feedback and recommended that the artwork be used to accentuate the entry doors and serve as a backdrop for the outdoor seating area. Furthermore, staff recommended that the artwork be mounted on demountable panels.
VERSION 3
The petitioner provided a third and final submittal of the elevations on September 11th, 2024 (Version 3). This package depicted three options for the front elevation and two options for the side elevation. Staff approved one option each for the front and side elevations.
In Version 3, the existing front elevation, facing LaGrange Road was to receive new wall art on both sides of the entry door, along with branding and signage. The wall art was to be on demountable panels that would be affixed the existing brick façade. The existing awning above the front entry door would receive new fabric.
Similarly, the south elevation was to receive new wall art on demountable panels that would serve as a backdrop to the outdoor seating area. The façade would receive new branding and signage as well. Additionally, the new outdoor furniture would be installed, and the existing railing was to be powder coated a bright red color.
The wood-look siding panels on the east elevation were to receive new branding and signage.
LANDSCAPE PLAN
The petitioner is to clean up and restore the existing landscape to the Board Approved Special Use for the Orland Park Retail Center, approved Feb 11, 2003. The existing stone/rock mulch to be replaced with 3” organic, uncolored mulch. Missing plants since the original approval will be replaced with like species.
BICYLE PARKING.
Petitioner to install 4 bicycle parking spaces (2 U-shaped “hoop” racks) within 50’ of the main entrance, with 4’ spacing between the bike racks.
SIGNAGE
Signage is not part of this petition and should be submitted for separate review to the
Building Division. All signs must meet the regulations outlined in Section 6-307.
Recommended Action/Motion #1
The Appearance Review for Dave’s Hot Chicken at 15139 LaGrange Road - Update
Building Elevations and Branding, case number, AR-24-00456/2024-0587, as shown on
the plans submitted by the petitioner on September 11, 2024 (Version 3), prepared by Design Team Sign Company LLC, was administratively approved on October 7, 2024, subject to the following conditions:
That ALL building code related items, including acquisition of permits, are met;
1. That signage is reviewed and approved separately through a sign permit.
2. Existing landscape to be restored per the approved Landscape Plan dated
3. 2/11/2003. Missing plants to be replaced with like species.
4. Existing landscape stone/rock mulch to be replaced with 3” organic mulch.
5. Wall art (on demountable wall panels) to be installed per the petitioner’s
6. documents received via email on September 11, 2024
7. Install 4 bicycle parking spaces (2 U-shaped “hoop” racks) within 50’ of the main
8. entrance, with 4’ spacing between the bike racks.
Dec 26, 2024 Amendment
Post Approval Communication
On Dec 13th, the petitioner submitted a letter (attached) seeking the appeal of the denial of their original proposed design submitted on July 29th, 2024 (Version 1). The letter states that the petitioner submitted the alternate design on September 11th, “because of the timing concerns related to its planned opening”.
The design package received on July 29th, 2024, does not conform to the Design Standards set forth in Section 6-308 of the Land Development Code. The use of color, halo lighting and LED roof edge lighting do not conform to cohesiveness and compatibility requirements in Section 6-308 Design Standards.
Recommended Action/Motion #2 (Amended Dec 26, 2024)
The Appearance Review for Dave’s Hot Chicken at 15139 LaGrange Road - Update Building Elevations and Branding, case number, AR-24-00456/2024-0587, as shown on the plans submitted via email by the petitioner on July 29th (version 1), prepared by Design Team Sign Company LLC, is administratively denied on December 26, 2024.
PLAN COMMISSION MEETING
APPEAL OF DENIAL BY PETITIONER
On December 13th 2024, the Petitioner submitted a letter appealing the denial by staff of Version 1. The case was brought forward to the Plan Commission on Jan 21, 2025.
The petitioner stated that the branding and visibility is vital for Dave’s Hot Chicken to be successful. Petitioner stated that they only complied with, and installed Version 3, in order to facilitate the planned opening of the business. They also stated that their locations in Batavia and Chicago use similar branding and artwork, and other than the Batavia location, all other locations are part of multi-tenant developments. They elaborated that given the higher elevation of LaGrange Road relative to their space, combined with the existing sidewalk railing, their tenant space is not very visible from LaGrange, thus necessitating the colorful branding to draw the customers to their location. The petitioner stated that they would restore the elevations to their existing condition if and when they vacate the space.
In their presentation, staff reiterated that the branding and roof edge lighting do not comply with sections of the Land Development Code (excerpted above). Staff also pointed out that Dave’s Hot Chicken’s Naperville location does not have any branding or artwork. It was also noted that the artwork as presented in Version 1 would not comply with the cohesiveness and compatibility requirements of the LDC.
The commissioners discussed the case at length and were in consensus that artwork is a subjective matter, but also recognized the need for a restaurant to reflect their branding and artwork on the exterior and to be visible from LaGrange.
The commissioners and voted (6-1) in favor of the appeal of the denial of Version 1, with conditions.
Plan Commission Motion
Regarding Case Number 2024-0587, also known as the Appearance Review for Dave’s Hot Chicken at 15139 LaGrange Road, as shown on the plans submitted via email by the petitioner on July 29, 2024, (Version 1), prepared by Design Team Sign Company LLC, I move to approve the appeal stated in the Petitioner Letter dated December 13, 2024, subject to the following conditions:
1. That ALL building code related items, including acquisition of permits, are met;
2. That signage is reviewed and approved separately through a sign permit;
3. Existing landscape to be restored per the approved Landscape Plan dated 2/11/2003. Missing plants to be replaced with like species;
4. Existing landscape stone/rock mulch to be replaced with 3” organic mulch.
5. Existing wall art on demountable wall panels to be removed;
6. Install 4 bicycle parking spaces (2 U-shaped “hoop” racks) within 50’ of the main entrance, with 4’ spacing between the bike racks;
7. Roof edge lighting is not permitted;
8. If the petitioner intends to install a red background behind the channel letter signs, and install halo lighting for the signs, then the petitioner to resubmit the sign permit, with the following conditions:
• The red background color behind the sign to be included in the calculations of the sign face area.
• Halo lighting is permitted in white color only.