Title/Name/Summery
Culver's of Orland Park
History
The petitioner, Justin Obriecht requests a Special Use Amendment to the Planned Development for Park Hill Commercial Ordinance numbers 1314 and 1609 in order to construct a new Culvers restaurant on a subdivided lot plus a drive through, and Site Plan and Elevation approval for the new building.
On January 27, 2009, the Plan Commission moved 4-0 to recommend to the Village Board approval of the site plans titled “Culvers Park Hill Plaza Preliminary Plan” dated 9/15/08 revised 1/12/09, and the Plan titled “Culvers Park Hill Plaza Overall Site Plan” dated 9/15/08 with latest revision 1/05/09 subject to the following conditions:
1. Provide a letter of authorization from the Center owners granting permission for the Culvers project and including the acknowledgement that some of the improvements will be located on the shopping center lot, prior to Committee.
2. Provide a notarized, shared parking and cross access agreement between Culvers and the Center owners, using Village template prior to the issuance of Building Permits.
3. Restore the overall center lot coverage to no more than 80%, as was done in the originally petitioned Plan, so the degree of non-conformity is not increased, prior to Committee.
4. Add a dimension verifying a 15’ minimum side yard setback and revision date to the Preliminary Site Plan prior to Committee.
5. The sidewalk located along the main entry drive, is extended all the way to the front of the shopping center like the originally petitioned Plan, with sidewalk across the proposed island and painted crosswalks on the pavement, prior to Committee.
6. A landscape plan, meeting all Village Codes, is submitted for separate review and approval within 60 days of final engineering approval. This is to focus primarily on the Culvers lot, but also to include additional landscaping between overall center parking lot and 159th Street, and a minimum of two trees per new landscape island. Additionally, all dead plant material in the center is to be replaced.
7. All final engineering related items are met.
8. All signs must also go through a separate sign permitting process.
AND
Moved to recommend to the Village Board approval of the “Culvers Orland Park Exterior Elevations” Sheet A-1 & A-2 and dated, 11.24.08, revised 1.20.09 with the following conditions:
1. Completely connect dumpster/storage building façade to main building facades on the north and south prior to Committee.
2. The proposed wall signs are to be limited to three signs, and channel letter style rather than the box sign provided. All signs must also go through a separate sign permitting process.
3. Add brick detailing on the northern facade where there are no windows, mimicking window forms prior to Committee.
4. Remove LED Accent lighting from top of building prior to Committee.
5. Screen all mechanical equipment, either at grade level with landscaping or hidden behind the roofline.
6. No utilities are to be located on exterior walls.
AND
Moved to recommend to the Village Board approval of a Special Use Permit amendment for an existing Planned Development (Ordinances number 1314 and 1609) that includes an additional out-lot and a restaurant with outdoor seating and with a drive through, a front setback of 25’ and an additional ground sign for the new restaurant. This is subject to the same conditions as outlined in the preliminary site plan and elevations motion. Required modifications include:
1. Reduced rear building setback to approximately 24’ from a required 30’.
2. Reduced and off site rear landscape buffer of roughly 5’ from a required 10’.
3. 100% shared parking, from a limitation of 50%.
4. Overall planned development lot coverage of approximately 80% exceeding the Code limit of 75%.
5. Off-site shared parking spaces, parking islands, detention, loading areas and drive through.
AND
Moved to approve a subdivision for an approximately 15,182 square foot parcel with the condition that an easement document be recorded so the subdivided lot is not landlocked and that a Record Plat of Subdivision is approved.
Since Plan Commission, the following has occurred:
1. The petitioner was unable to secure permission from the shopping center owner to construct all of the proposed new planting islands on the shopping center property. The new islands had been proposed to compensate for new lot coverage created by the new Culver’s Restaurant. A revised Site Plan is proposed, that includes three new large islands in the shopping center lot, three new islands along the rear drive of the center adjacent to the detention pond, and a new island in the parking lot adjacent to 159th Street. The one adjacent to 159th does not include the one space to the west because that is on land owned by Jiffy Lube. An unusable parking space is left to the east due to the green island. It can not be reduced in size or it will not meet the 80% coverage limit. Also, in the place of some of the additional islands originally proposed, the petitioner is proposing to use permeable pavers on the drive lane, drive through lane, walks and patio. A 50% credit toward green space requirements is requested for all area that is permeable pavers. The BIZ District Code does not specifically offer this trade off, however the 50% credit for permeable pavers is a BMP (best management practices) standard that has been used elsewhere in the Village with the technical justification provided by Christopher Burke, the Village's engineering consultant. The project has been published for a lot coverage reduction modification. With the pervious paver credit, the lot coverage is 80.44%, which does not meet the Code limit of 75%, but does not increase the degree of non-conformity from the existing situation. 86% of the parking requirement is met, an improvement over the originally petitioned plan, and adequate in light of shared parking opportunities.
2. The 15’ side yard dimension was confirmed on the Site Plan.
3. A sidewalk was extended to the shopping center front.
4. The elevations were changed so that the dumpster enclosure appears to completely connect to the main building facades. The dumpster will be offset with door openings, but wing walls will extend from the building facades, as illustrated on the “Partial Plan” detail on the Building Elevation sheets. This change is not reflected on the Site Plan.
5. The three wall signs were changed to a channel lettering style.
6. LED accent lighting was removed from the top of the building.
7. Additional spandrel glass windows were added to the north facade
On March 23, 2009 the Planning and Economic Development Committee moved 3-0 to recommend to the Village Board approval of the site plan titled “Culvers Park Hill Plaza Overall Site Plan” page 1 of project 08-065 dated 9/15/08 with latest revision 3/18/09 and site plan titled “Culvers Park Hill Plaza Preliminary Plan” page 2 of project 08-065 dated 9/15/08 revised 3/18/09, subject to the following conditions:
1. Provide a letter of authorization prior to the Board meeting from the Center owners granting permission for the Culvers project and including the acknowledgement that some of the improvements will be located on the shopping center lot.
2. Provide a notarized, shared parking and cross access agreement between Culvers and the Center owners, using Village template prior to the issuance of Building Permits.
3. Revise trash enclosure on Site Plans to reflect layout detail titled “Partial Plan” on Elevation sheet.
4. Expand the new front island along 159th slightly to the east to include all what is now a partial parking space.
5. A landscape plan, meeting all Village Codes, is submitted for separate review and approval within 60 days of final engineering approval. This is to focus primarily on the Culvers lot, but also to include additional landscaping between overall center parking lot and 159th Street, and a minimum of two trees per new landscape island. Additionally, all dead plant material in the center is to be replaced.
6. All final engineering related items are met, including any needed adjustments to storm water calculations due to parking island changes.
7. All signs must also go through a separate sign permitting process.
AND
Moved to recommend to the Village Board approval of the “Culvers Orland Park Exterior Elevations” Sheet A-1 & A-2 and dated, 11.24.08, revised 2.16.09 with the following conditions:
1. Screen all mechanical equipment, either at grade level with landscaping or hidden behind the roofline.
2. No utilities are to be located on exterior walls.
AND
Moved to recommend to the Village Board approval of a Special Use Permit amendment for an existing Planned Development (Ordinances number 1314 and 1609) that includes an additional out-lot and a restaurant with outdoor seating and with a drive through, a front setback of 25’ and an additional ground sign for the new restaurant. This is subject to the same conditions as outlined in the preliminary site plan and elevations motion. Required modifications include:
1. Reduced rear building setback to approximately 24’ from a required 30’.
2. Reduced and off site rear landscape buffer of roughly 5’ from a required 10’.
3. 100% shared parking, from a limitation of 50%.
4. Overall planned development lot coverage of 80% exceeding the Code limit of 75%.
5. Off-site shared parking spaces, parking islands, detention, loading areas and drive through.
AND
Moved to approve a subdivision for an approximately 15,182 square foot parcel with the condition that an easement document be recorded so the subdivided lot is not landlocked and that a Record Plat of Subdivision is approved.
Since Committee the following changes have occurred:
1. The building has been slightly enlarged to accommodate additional equipment. The building depth has been expanded by two feet. As a result, the rear setback will now be 22’ instead of 24’. Some minor site changes were made to accommodate this enlargement lot coverage has not changed from the prior plan and remains at 80%.
2. A letter of authorization has been provided by the Center owners.
3. The trash enclosure on the Site Plan has been revised to more closely reflect partial site plan on the elevations now titled “Garage Plan”, although it is noted that the enclosure will be used for trash dumpsters and storage rather than vehicles.
4. The partial parking space in the lot has been eliminated.
This is now before the Village Board for consideration.
Recommended Action/Motion
I move to approve the site plan titled “Culvers Park Hill Plaza Overall Site Plan” page 1 of project 08-065 dated 9/15/08 with latest revision 6/04/09 and Site Plan titled “Culvers Park Hill Plaza Final Site Plan” page 2 of project 08-065 dated 9/15/08 revised 6/04/09, subject to the following conditions:
1. Provide a notarized, shared parking and cross access agreement between Culvers and the Center owners, using Village template prior to the issuance of Building Permits.
2. A landscape plan, meeting all Village Codes, is submitted for separate review and approval within 60 days of final engineering approval. This is to focus primarily on the Culvers lot, but also to include additional landscaping between overall center parking lot and 159th Street, and a minimum of two trees per new landscape island. Additionally, all dead plant material in the center is to be replaced.
3. All final engineering related items are met, including any needed adjustments to storm water calculations due to parking island changes.
4. All signs must also go through a separate sign permitting process.
AND
I move to approve the “Culvers Orland Park Exterior Elevations” Sheet A-2 & A-2.1 and dated, 11.24.08, revised 5.27.09 with the following conditions:
1. Screen all mechanical equipment, either at grade level with landscaping or hidden behind the roofline.
2. No utilities are to be located on exterior walls.
AND
I move to approve a Special Use Permit amendment for an existing Planned Development (Ordinances number 1314 and 1609) that includes an additional out-lot and a restaurant with outdoor seating and with a drive through, a front setback of 25’ and an additional ground sign for the new restaurant. This is subject to the same conditions as outlined in the preliminary site plan and elevations motion. Required modifications include:
1. Reduced rear building setback to approximately 22’ from a required 30’.
2. Reduced and off site rear landscape buffer of roughly 5’ from a required 10’.
3. 100% shared parking, from a limitation of 50%.
4. Overall planned development lot coverage of 80% exceeding the Code limit of 75%.
5. Off-site shared parking spaces, parking islands, detention, loading areas and drive through.
AND
I move to approve a subdivision for an approximately 15,182 square foot parcel with the condition that an easement document be recorded so the subdivided lot is not landlocked and that a Record Plat of Subdivision will be submitted for recording.