Title/Name/Summary
Discovery Clothing
History
PROJECT:
To construct a 11,730 square-foot retail building on Lowe’s Outlot #2;
PETITIONER:
Kenny Goldman/ Discovery Clothing
4255 N Knox
Chicago, IL. 60641
PURPOSE:
To construct a 11,730 square-foot retail building on Lowe’s Outlot #2;
LOCATION:
156th Place and La Grange Road, Lowe's Outlot #2
ATTACHMENTS:
Site Plan
SIZE:
11,730 square-foot building on a 1.5 acre Lowe’s outlot;
EXISTING ZONING:
COR, Mixed Use Core District;
EXISTING LAND USE:
Vacant;
SURROUNDING ZONING AND LAND USE:
North: COR, Bank;
South: COR, Multi-tenant retail/ restaurant building beyond the adjacent retention pond;
East: COR, Lowe’s Home Improvement (across 95th Avenue)
West: U.S. Army Maintenance Support Facility (across La Grange Road)
COMPREHENSIVE PLAN DESIGNATION:
Regional Intensity Commercial
PUBLIC UTILITIES:
This parcel has access to all public utilities as part of the Lowe’s Development.
NATURAL FEATURES:
This site is vacant with three trees along the south end of the site, bordering onto the retention pond area. These trees are recently planted, however, and if removal is necessary, should be mitigated. Otherwise they should be maintained. Three parkway trees are also present along 95th Avenue. These trees should also be taken into consideration during construction and mitigated accordingly.
TRANSPORTATION:
On the west, the site fronts La Grange Road/ 96th Avenue, a state-owned 4-lane major arterial street. The site is served by 95th Avenue on the east, a local 2-lane street. Pedestrian access is provided through sidewalks within the Lowe’s street network and a proposed sidewalk along La Grange Road. An 8’ asphalt bicycle path provides an east/ west connection through the Lowe’s development.
PLANNING OVERVIEW
The petitioner is requesting site plan approval for the 11,730 square-foot Discovery Clothing retail building on Lowe’s Outlot #2, one lot south of 156th Place on La Grange Road.
This site is part of a comprehensive master site plan under the Lowe’s of Orland Park Subdivision development.
DISCUSSION
Project Description
The site plan indicates that the new 11,730 square-foot Discovery Clothing retail building will have a significant presence along La Grange Road. The building itself will be orientated toward 95th Avenue, however, with the main entrance to the building facing the parking lot.
The position of the building will be such that from multiple vantage points-from La Grange Road, 95th Avenue, and neighboring establishments-all four facades of the structure will be clearly visible to the public.
The site plan indicates that the building will shield the parking lot from La Grange Road by placing the building between the parking lot and La Grange. On the 95th Avenue side, the parking lot will face the greater parking lot of the Lowe’s Home Improvement store. The site plan also indicates that a sidewalk surrounds the proposed building on the north, east and west sides of the building. The sidewalk connects to the La Grange Road sidewalk on the north side of the building. On the south side of the site, a sidewalk is provided that will connect 95th Avenue to La Grange Road via the sidewalks surrounding the building. It will also grant pedestrian access via a walkway to the main entrance of the building.
Land Use/Compatibility.
The proposed land use is compatible with the current COR Mixed Use Core district zoning designation. It is also compatible with the Comprehensive Plan designation of Regional Intensity Commercial. There is precedence along La Grange Road for retail establishments that sell clothing. The proposed retail use is therefore also compatible with the retail character of the corridor.
Preliminary Engineering
This proposed development is part of the Lowe’s of Orland Park Subdivision development. As such, detention for this site is provided by the detention ponds of the Lowe’s subdivision. Preliminary engineering for this project has been granted.
Lot Size and Lot Coverage
Section 6-210.F allows a minimum lot area of 10,000 square feet for COR district nonresidential establishments, with a minimum lot width of 80 feet. The proposed site plan indicates that the lot area is 65,340 square feet with a lot width of 180.4 feet.
In a COR District the maximum allowed lot coverage is 75% of the site. The proposed site plan indicates that the lot coverage onsite is 68% impervious. This complies with the Code.
Building Setbacks
Section 6-210.G.1.b of the Land Development Code stipulates the following required building setbacks in the COR District:
Front Building Setback: 35 feet from the lot line on La Grange Road;
Side Building Setback: 15 feet from the side lot lines that do not abut a street;
Rear Building Setback: 30 feet from the rear lot line;
The following setbacks are provided by the site plan:
(West) Front Building Setback: 36 feet
(North) Side Building Setback: 15 feet
(South) Side Building Setback: 38.1 feet
(East) Rear Building Setback: 197 feet
Traffic and Access
Access is provided to the site by 95th Avenue. A drive-way along the north end of the site that leads from 95th Avenue provides access to the parking lot of the bank and the proposed parking lot.
The site is accessed by pedestrians via the proposed sidewalk connection on the south end of the site from 95th Avenue. A sidewalk connection to La Grange Road allows pedestrians walking along La Grange the ability to access the main entrance of the proposed building.
Parking and Loading
Table 6-306(B) of the Land Development Code indicates that a retail commercial building between 5,000 square feet and 50,001 square feet must have a parking ratio of 1 per 200 square feet. The 11,730 square-foot building requires 59 parking spaces according to this ratio. The site plan provides for 60 spaces, 1 parking space over the required amount.
The loading area for the proposed building is located on the north east corner of the building. The site plan indicates that the loading zone is 9 feet by 18.5 feet. Table 6-306(L)a of the Land Development Code requires that a loading zone for buildings between 10,001 square feet and 25,000 square feet be 12 feet by 25 feet.
To fix this, the site plan should shift the handicap parking spaces and the accessible aisles accompanying those spaces south by one (1) parking space in order to give the loading zone an extra space to achieve a dimension of 27 feet by 18.5 feet. The allocation of this extra space to the loading zone brings the total parking spaces to 59, which is required by Code.
Section 6-306.D.1 requires that sites with 51 to 75 parking spaces must have 3 handicap spaces (with their access aisles). The site plan indicates that 4 handicap spaces with their access aisles are included. In order to avoid conflicting use with the nearest access aisle to the loading zone, the use of the loading zone should be time restricted.
Emergency Access
Emergency access to the building can reasonably occur on three separate sides. The building is readily accessible from the parking lot to the east and from the bank drive-aisles to the north. To the west, the building is accessible from La Grange Road. To the south, a detention pond exists.
Public Transit
Currently no Pace Bus service serves this site. Pace Bus anticipates a La Grange Road corridor bus route in the long-term future, pending La Grange Road corridor infrastructure improvements.
Pedestrian and Bicycle Access
Pedestrian access to the site is supplied by a sidewalk along La Grange Road and a sidewalk along 95th Avenue. Spanning the south end of the site, an onsite sidewalk from 95th Avenue to La Grange Road, via the sidewalks surrounding the building, will also provide access to the building.
The site plan illustrates that a sidewalk will be laid along the La Grange Road frontage. According to the site plan, however, this new sidewalk does not connect with the existing sidewalk system south of the subject lot’s property line. As currently illustrated on the site plan, the new sidewalk terminates 8 feet east of the existing sidewalk on La Grange Road. While plans to develop La Grange Road are in the initial phases, the actual improvement of La Grange Road may take many years before any capital improvements are made. This could leave the sidewalk connection along La Grange disrupted for a long time. The petitioner should make the effort to provide a sidewalk connection to the sidewalk system south of the subject lot.
The site plan indicates that the site is accessible by bicycle via the Lowe’s street and sidewalk network. A bicycle path does cross through the Lowe’s subdivision at 156th Street. In order to make this site fully accessible for bicycles, a bicycle rack should be indicated on the site plan close to the main entrance of the building.
Garbage Enclosure
The petitioner is proposing to house the garbage indoors inside the storage area, which is located at the north-east corner of the building. The petitioner has explained that the garbage receptacle is a roll-out receptacle which is rolled outside for waste collection vehicles. This being the case, the site plan indicates a garbage enclosure area inside the building footprint.
Landscaping, Foundation Plantings, and Bufferyards
The petitioner will be required to submit a landscape plan with final engineering. The landscape plan must meet the requirements of the Land Development Code. Even so, the site plan meets Section 6-305.S.10 of the Land Development Code, which is that “[A] minimum 10 foot wide landscaped area shall front not less than 70% of the side of all buildings which front dedicated streets or major interior access lanes.”
Where possible, use of native plants and landscaping is encouraged.
The proposed site plan allocates enough space for bufferyard type “C” per Table 6-305(J) on the north, south and west sides of the building. To the east, however, a bufferyard is not provided along 95th Avenue. Currently a space of 7 feet exists between the sidewalk and the parking lot. In order to meet the bufferyard requirements, the site plan should reduce the eastern most and western most parking spaces from 18.5 feet to 17 feet. The site plan should also reduce the parking lot drive aisles from 24 feet to 23 feet, and reduce the 10 foot wide sidewalk in front of the east façade of the building from 10 feet to 8 feet. These reductions will allow the bufferyard along 95th Avenue to increase from 7 feet to 15 feet.
These changes should increase the amount of permeable surface area and so change the lot coverage. These changes should not affect the loading zone requirements as the loading zone will still meet the minimum standards with these reductions.
Parking Lot Landscape Islands
Section 6-305.U.1.i requires a ratio of 1 landscape-island for every 7 parking stalls. Section 6-305.U.3.d indicates that landscape islands can locate at the ends of parking rows. At 59 spaces, the site plan requires 8 landscape islands. The site plan provides 8 landscape islands, one at each end of each north-south parking row. The site plan also indicates an extra landscape island in the eastern most parking row to break up the parking stalls at that location.
Focal Point/Seating Areas
An opportunity for a small outdoor seating area exists near the south-east corner of the building. Such a seating area would overlook the naturally landscaped retention pond to the south of the site.
Building Elevations
This staff report does not consider the building elevations for the proposed use due to a lack of submittals for review. This staff report only considers the site plan. Discussion on the elevations for Discovery Clothing will be continued to the September 25, 2007 Plan Commission. However, it should be emphasized that the building should have four-sided architecture.
Relationship to Streetscape
The site plan indicates that the proposed building will come up to La Grange Road to continue the established corridor pattern of having the building on the street.
Screening of Loading
The screening of the loading area should be considered with the landscape plan.
Signage
All signs will be reviewed and approved in a separate process by the building department.
Lighting
Lighting will be reviewed along with Final Engineering.
Utility Conduits.
All utility conduits and machinery/ equipment cannot be placed on outside walls unless fully screened. Utility equipment located on the roof must be screened as well.
Note: This approval is subject to meeting Building Code related items.
This case will go before the Community Development/Building Committee for review prior to being sent to the Board of Trustees for final review/approval.
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 September 11, 2007
and
I move to recommend to the Village Board approval of the preliminary site plan titled “Lowe’s Orland Park Subdivision Lot 2 Preliminary Site Plan for Discovery Clothing Retail Store”, prepared by SEC Group, Inc. dated 09-07-07, project number CHIP-070529, subject to the following conditions:
1. That the petitioner shifts the handicap parking spaces and their access aisles 1 parking space south in order to provide enough area for the loading zone;
2. That the petitioner places a time restriction on the use of the loading zone in order to avoid conflicting use with the access aisle of the nearest handicap parking stall;
3. That the petitioner adds a bicycle rack near the main entrance to the store;
4. That the petitioner provides a sidewalk connection to the sidewalk system south of the subject lot;
5. That the petitioner includes a seating area overlooking the natively landscaped retention pond to the south;
6. That the petitioner expands the parking lot buffer along 95th Avenue by reducing the parking space lengths to 17 feet for the eastern most and western most parking spaces, reducing the drive aisles to 23 feet, and reducing the 10 foot sidewalk on the east façade to 8 feet;
7. That the petitioner updates the lot coverage of the site plan prior to the September 24, 2007 Committee meeting.
and
I move to continue the discussion of the elevations for file number 2007-0538, Discovery Clothing, to the September 25, 2007 Plan Commission.