Title/Name/Summary
Chicago Taste Gyros - Special Use Permit
History
PROJECT: Chicago Taste Gyros
PETITIONER: Robin Naser
PURPOSE: The petitioner requests a special use permit in order to operate a restaurant in the existing County West Plaza strip center.
LOCATION: 15880 S. Wolf Road
PIN NUMBER: 27-18-433-012
ATTACHMENTS:
Site Plan
Special Use Standards
Aerial
SIZE: The restaurant will be located in a 2200 square foot tenant space and will offer carry-out prepared food items only. The existing strip center is an approximately18,000 square feet building on a 2.4 acre site.
EXISTING ZONING AND LAND USE: BIZ General Business, commercial
SURROUNDING ZONING AND LAND USE:
South: BIZ commercial bank (across 159th Street)
North: BIZ commercial car wash
East: undeveloped, but approved for BIZ commercial development (across Wolf Rd)
West: unincorporated Cook County, single family residential
COMPREHENSIVE PLAN DESIGNATION: The Comprehensive Plan designates this area for planned mixed use commercial/residential. A restaurant is a commercial use.
TRANSPORTATION: Vehicular access to the strip center is from one curb cut on Wolf Road and two curb cuts on 159th Street. Sidewalks exist on both frontages along Wolf Road and 159th Street and are connected to the building front.
PLANNING OVERVIEW and DISCUSSION:
The petitioner is proposing to operate a restaurant in the existing “County West Plaza” commercial strip center located at the northwest corner of 159th Street and Wolf Road. The strip center has thirteen tenant spaces including two other restaurants. The business will occupy the southernmost corner tenant space where the former White Hen was located. The restaurant will serve prepared food, primarily sandwiches, for carry out only with no patron seating. No delivery services will be offered. The hours of operation will be from approximately 11 am until 9 pm seven days per week. Interior remodeling will occur and must comply with the permitting and approval process. No changes are proposed to the exterior of the building or to the site plan.
Land Use/Compatibility:
Restaurants are typically compatible uses in BIZ commercial zoning districts. This restaurant will be located within 330’ of a residential parcel, and therefore requires a special use permit. County West Plaza directly abuts single family lots to the west.
Landscaping:
Since there will be no site plan changes, the existing vegetation on the site will not be disturbed. There are some large existing trees and shrubs in the landscape buffer between the strip mall and residential parcels located to the rear of the building. Additionally, the residential parcel adjacent to this tenant space is heavily vegetated.
Parking/Loading:
The parking demand for this restaurant can be accommodated by the existing parking lot. The parking requirements of a carry out restaurant are the same as straight retail, or 1 space per 200 square feet of building. The parking for this commercial strip was approved along with the original strip center, and appears to meet the demand generated by the users of this center.
Garbage Enclosure:
A masonry dumpster enclosure that matches the building materials and is in good condition exists behind the Chicago Taste tenant space. It will be utilized by the proposed restaurant. There is currently one dumpster in the enclosure, but it appears to accommodate two. A stand alone dumpster will be required for Chicago Taste.
Building Elevations:
No changes are proposed to the exterior of the building.
Mechanicals: No additional rooftop equipment or other exterior equipment is planned.
Signage:
The petitioner will be installing new signage and is aware that a sign permit will be required for that work.
Utility Conduits:
No new utility conduits can be placed on outside wall unless fully screened.
SPECIAL USE STANDARDS
When considering an application for a special use permit, the decision making body shall consider the extent to which:
1. The special use will be consistent with the purposes, goals, objectives and standards of the Comprehensive Plan, any adopted overlay plan and these regulations;
2. The special use will be consistent with the community character of the immediate vicinity of the parcel for development;
3. The design of the proposed use will minimize adverse effects including visual impacts on adjacent properties;
4. The proposed use will not have an adverse effect on the value of adjacent property;
5. The applicant has demonstrated that public facilities and services, including but not limited to roadways, park facilities, police and fire protection, hospital and medical services, drainage systems, refuse disposal, water and sewers, and schools will be capable of serving the special use at an adequate level of service;
6. The applicant has made adequate legal provision to guarantee the provision and development of any open space and other improvements associated with the proposed development;
7. The development will not adversely affect a known archaeological, historical or cultural resource; and
8. The proposed use will comply with all additional standards imposed on it by the particular provision of these regulations authorizing such use and by all other requirements of the ordinances of the Village.
It is the responsibility of the petitioner to prove that all standards will be met. The petitioner has provided special use standard responses.
This is now before Plan Commission for consideration.
Recommended Action/Motion
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report, dated February 9, 2010;
and
I move to recommend to the Village Board approval of a Special Use Permit for a carry-out restaurant located at 15880 S Wolf Rd. and as shown on the County West Plaza Site Plan, “Exhibit B,” received December 29, 2009, subject to the following conditions:
1. One dedicated dumpster is maintained for Chicago Taste and is stored in the existing masonry enclosure behind the store.
2. This approval is subject to meeting Building and Health Code requirements.
3. New signage will be approved through a separate permitting process.