Title/Name/Summary
Orland Park Nissan - Special Use Amendment
History
PROJECT:
Orland Park Nissan - Special Use Amendment
PETITIONER:
Mr. Charles Piano
Orland Park Nissan, President
REQUESTED ACTION:
Special Use Amendment
Site Plan
Landscape Plan
PURPOSE:
The purpose of this petition is to construct a 3,135 square foot building addition to the east side of the existing building.
LOCATION:
8550 W 159th Street
P.I.N. NUMBER:
27-14-313-032
ATTACHMENTS:
Special Use Standards
Site Plan
Elevations
SIZE:
3,135 square foot building addition;
2,545 square foot footprint (1st Floor);
590 square foot 2nd Floor;
EXISTING ZONING:
BIZ General Business District
EXISTING LAND USE:
Retail/ Automobile Dealership;
SURROUNDING ZONING AND LAND USE:
North: OL Open Lands District - Detention/Retention Area;
South: NOP Not in Orland Park - Car Dealership;
East: BIZ General Business District - Car Dealership;
West: BIZ General Business District - Retail Shopping Center;
COMPREHENSIVE PLAN DESIGNATION:
Community Intensity Commercial/ Office
TRANSPORTATION:
This site accessed by two full access drive-ways off 86th Avenue, a local street, on the west. The site is also accessible from a full-access shared drive-way with Orland Park Infinity automobile dealership on the south, off 159th Street, a major arterial under IDOT jurisdiction.
PLANNING OVERVIEW:
Orland Park Nissan proposes to construct a 3,135 square foot building addition on the east side of the existing building. The proposed building addition will be the new facility that will service Nissan trucks. The proposed project does not include new lighting strategies. However, some changes are proposed to the parking lot capacity of the site.
DISCUSSION:
Land Use and Compatibility
The proposed building addition continues the existing land use as an automobile dealership and service center. The new building addition will service Nissan trucks, which currently are not serviced at the dealership. The new building will facilitate Orland Park Nissan’s business expansion in the auto mall along 159th Street.
The proposed truck service center is compatible with the existing use on site, which includes an automobile service center for Nissan brand vehicles. The truck service center will be located at the rear of the facility where the existing service center is currently located.
Special Use
Orland Park Nissan currently operates under Special Use Ordinance 1787. The proposed new construction will require an amendment to Special Use Ordinance 1787.
The Special Use Standards are attached to this staff report.
Land Use Intensity
The proposed building addition will increase the land use intensity of the Nissan automobile dealership. The truck service center will increase the square footage of the building and bring in new types of vehicles for service and maintenance. The increase in land use intensity is a result of expanding business operations.
The increased land use intensity raises concerns about mechanic shop noises and lights leaving the site and permeating the neighborhood to the north. However, a detention pond is directly north of the dealership, and the nearest residents are actually behind the neighboring Infiniti dealership. Also, the overhead doors face east toward the Infiniti dealership.
Setbacks, Height and Lot Coverage
The proposed addition is located on the eastern side of the building. The side yard setback in that location must be a minimum of 15 feet from the “side lot lines that do not abut a street”, per Section 6-207.F.2 The building addition is setback approximately 41 feet.
The height of the building addition is 24 feet and does not exceed the height of the existing building.
The new building addition does add any new lot coverage to the site. The building addition is exchanging impervious surface area (parking lot) for impervious surface area. The parking lot that is removed for the building does not include any foundation plantings or landscape islands.
Traffic and Access
In March and April 2006, the Parking and Traffic Advisory Board and the Police and Emergency Preparedness Committee held a series of discussions regarding the traffic conditions located along 86th Avenue north of the intersection with 159th Street and the issues that were generated with the Orland Park Nissan automobile dealership employee parking.
At the time, residents expressed dissatisfaction with the “car carriers” (the automobile transport/ delivery tractor trailers) parking in front of their homes and in their drive-ways. According to Committee reports, the car carriers caused fumes, noises and damage to property in the neighborhood north of the dealership.
Police Chief McCarthy advised erecting no parking signs for unauthorized vehicles on their private drive-ways and parking areas and urged residents to call police in the event of a future violation. Residents in the area have implemented this recommendation.
The Parking and Traffic Advisory Board, however, recommended unanimously to approve “No Parking” signs on 86th Avenue north of the intersection with 159th Street. However, the Committee reported that “parking restrictions near the drive-way are unwarranted at this time”. There are currently no “No Parking” signs along 86th Avenue. There is, however, a snow route “No Parking” sign on 86th Avenue (when more than two inches of snow are on the ground).
In response to the public hearing notices for this project, residents north of the Orland Park Nissan dealership have complained about the parking conditions along 86th Avenue again. According to the complaints, the dealership’s employees park along 86th Avenue because there is no room to accommodate employee parking in the dealership’s lot-- presumably due to a large inventory. The residents have complained that turning from 159th or onto 159th is challenged by the on-street parking.
As a response to the resident complaints, a no parking sign should be placed 50 feet north of the intersection with 159th Street on each side of 86th Avenue to rectify any line of sight and maneuverability challenges associated with parking near the intersection. A secondary possible solution to parking problems along 86th Avenue is a shared parking agreement with Seville Plaza, west of the dealership across 86th Avenue.
Access to the site is not impacted by the proposed project.
Parking and Loading
The proposed building addition will eliminate 24 parking spaces from the site plan. The total existing number of parking spaces is 167 spaces. The loss will reduce this to 143 spaces. The Land Development Code only requires 85 parking spaces for the dealership. The loss in parking will not impact the dealership’s legal obligation for onsite parking.
Pedestrian Access
As a result of the 86th Avenue on-street parking conditions, a sidewalk should be constructed leading from the main entrance of the Nissan dealership to the 86th Avenue sidewalk. Ideally, the sidewalk would run west, perpendicular from the end of the main entrance steps, to the 86th Avenue sidewalk to accommodate employee on-street parking and pedestrian transit. This ideal scenario would convert the display parking area to the west of the main entrance into a landscaped pervious area, cross the drive-aisle with a cross-walk and eliminate one parking space to reach the 86th Avenue right-of-way. In this way, employees parking along 86th Avenue and other pedestrians are not walking through landscaping, in the street or in drive-ways and drive-aisles to get to the dealership.
Building Elevations
The proposed elevations include a new 75 foot long east façade on the building. The proposed building will begin just south of the current overhead door, near the side entrance, and extend 75 feet north. The new elevation will include a horizontal metal ribbed siding. The new elevation will have three overhead doors, the southernmost being an eastward relocation of the existing overhead door. A new set of windows are proposed south of the side entrance that will include three 8 foot tall window panes. The two new overhead doors that will be the main service doors for the commercial vehicles/ truck service bays are 12 feet by 14 feet. The plans indicate that all the overhead doors will be transparent.
The petitioner maintains that the proposed building materials match the existing elevations and is a Nissan requirement. However, the existing building materials on the east elevation are brick masonry. The ribbed metal siding does not match the existing brick masonry. According to the Village Building Code, ribbed metal siding is not allowed. The Village permits facades with 2.625 inch thick face brick with structural steel studs and the construction can include column and beam or concrete block construction as an alternative to the ribbed siding.
As an energy efficiency and conservation measure, the proposed building extension should provide natural day lighting for the interior of the facility. This is done by using the transparent overhead doors.
Utility Conduits
All new rooftop equipment, or rooftop equipment that are impacted by this project must be screened from the public right-of-way and neighboring properties.
SPECIAL USE STANDARDS
When considering an application for special use permit, the decision making body shall consider the extent to which:
1. The special use will be consistent with the purposes, goals and 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 effect, including visual impacts on adjacent properties;
4. The proposed use will not have an adverse effect on the value of the adjacent property; (If necessary, be prepared to offer expert testimony that the proposed project will have no adverse impact on surrounding properties);
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 eight standards are met. A
written response to each standard is required.
This case will go before the Development Services/ Planning Committee for review prior to being sent to the Village Board of Trustees for final review/ approval.
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report dated March 9, 2010
and
I move to recommend to the Village Board of Trustees to approve the site plan titled “Preliminary Site Plan Service Addition to Orland Park Nissan”, prepared by E. Anthony, Inc., dated 11/18/09, project number 29-009, sheet number C1.0, and the elevations titled “Proposed Second Floor Plan and Exterior Elevations Service Addition to Orland Park Nissan”, prepared by the same, dated the same, sheet number A2.0, subject to the following conditions:
1. That a no parking sign should be placed 50 feet north of the intersection with 159th Street on each side of 86th Avenue to rectify any line of sight challenges and maneuverability challenges associated with parking near the intersection;
2. That all new rooftop equipment, or rooftop equipment that is impacted by the project be screened from the public-right-of-way and neighboring properties;
3. That all building code requirements are met;
and
I move to recommend to the Village Board of Trustees to approve an amendment to the Special Use Ordinance (1787) for Orland Park Nissan subject to the same conditions.
Recommended Action/Motion
PAUL: I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report dated March 9, 2010,
and
I move to recommend to the Village Board of Trustees to approve the site plan titled “Preliminary Site Plan Service Addition to Orland Park Nissan”, prepared by E. Anthony, Inc., dated 11/18/09, project number 29-009, sheet number C1.0, and the elevations titled “Proposed Second Floor Plan and Exterior Elevations Service Addition to Orland Park Nissan”, prepared by the same, dated the same, sheet number A2.0, subject to the following conditions:
1. That a no parking sign should be placed 50 feet north of the intersection with 159th Street on each side of 86th Avenue to rectify any line of sight and maneuverability challenges associated with parking near the intersection;
2. That all new rooftop equipment, or rooftop equipment that is impacted by the project be screened from the public-right-of-way and neighboring properties;
3. That all building code requirements are met;
and
I move to recommend to the Village Board of Trustees to approve an amendment to the Special Use Ordinance (1787) for Orland Park Nissan subject to the same conditions.
THOMPSON: Second.