Title/Name/Summary
Walgreen's
History
PROJECT:
The project is the construction of a 14,820 square-foot Walgreens stand-alone store on the corner of 143rd Street and Will Cook Road, a gateway intersection into the Village of Orland Park and Cook County. The project will also include the demolition of an approximately 13,635 square-foot existing Walgreens building that is attached currently to the Pinewood Plaza shopping center.
PETITIONER:
Savas Er of 1901 N Roselle Road Suite 260, Schaumburg, Illinois 60195
PURPOSE:
To build a stand-alone 14,820 square-foot Walgreens store at the corner of 143rd Street and Will Cook Road, a gateway intersection into the Village of Orland Park, in order for Walgreens to have a drive-thru wrap around the building, between the 143rd and Will Cook right-of-ways and the building frontage.
LOCATION:
SEC 143rd Street and Will Cook Road
ATTACHMENTS:
Elevations
Site Plan
Variation Standards
Aerial Map
SIZE:
The new size of the Walgreens store will 14,820 square feet per the site plan. It will sit on an already improved 5.28 acre site, location of the Pinewood Plaza shopping center.
EXISTING ZONING:
BIZ General Business District
EXISTING LAND USE:
Commercial/ Retail
SURROUNDING ZONING AND LAND USE:
North: R-4 (Long Run Creek multi-family homes)
South: Homer Glen (residential single family homes)
East: BIZ (commercial finance, bank)
West: Homer Glen (commercial building)
COMPREHENSIVE PLAN DESIGNATION:
Local Intensity/ Service Distribution
PUBLIC UTILITIES:
This site has full access to all public utilities, including water, sewage, storm sewer, electricity etc.
FLOODPLAIN:
There are no floodplains at this location.
NATURAL FEATURES:
There are no known natural features to this site as it is fully developed. The site upon which the stand-alone corner Walgreens will be built is, however, slightly elevated in terms of the contours of the land. The Walgreens will hold the highest corner on the gateway intersection, making any building built on that corner a prominent and dominating structure that will introduce Orland Park to visitors and residents.
TRANSPORTATION:
The site is served by an access drive off 143rd Street on the east end of the site and an access drive aisle at the west end off Will Cook Road. 143rd Street is a state owned minor arterial street. Will Cook Road is a county owned minor arterial street. This gateway building would then sit at the south east corner of an elevated piece of land on the intersection of two arterial streets in the Village of Orland Park.
PLANNING OVERVIEW:
Walgreens currently operates an approximately 13,635 square-foot store at the Pinewood Plaza shopping center. Walgreens wants to demolish that store and build a new one that utilizes the visibility of the corner and the space of the corner in order to have a drive-thru. This drive-thru will require a variance from the Land Development Code in order to allow the drive-thru to locate between the building and the right-of-ways of the gateway intersection. Pinewood Plaza would reuse the space Walgreens currently occupies as a small green space that would have a 1,800 square-foot attached retail building bordering it to the east.
Elevations for the 1,800 square-foot retail space have not been submitted and it is recommended that this part of the project come back for review. This staff report will deal specifically with the green space and the proposed stand-alone Walgreens building on the corner of 143rd Street and Will Cook Road.
Village Gateway
Emphasis is placed on the fact that the intersection of 143rd Street and Will Cook Road is a gateway into the Village of Orland Park. The south east corner of this intersection currently is the only opportunity for Orland Park to create a gateway building that will announce the entrance into the Village from the west. This is particularly important when considering the recent development of the Interstate 355 corridor further west. 143rd Street will link up with that corridor and it is anticipated that 143rd Street will become an important link going to and coming from I-355 and the West/ Northwest and other Southwest Suburbs of Chicagoland.
DISCUSSION:
Project Description
Relocating the Walgreens store at Pinewood Plaza shopping center will rearrange the parking configuration on site. It will add green space at the southwest portion of the site and a 1,800 square-foot retail shop. A drive-thru, which will require a variance, will locate between the building and the right-of-ways. The project will also include gateway signage for the Village of Orland Park at the southeast corner of the intersection. The gateway signage will avoid the future expansion of 143rd Street and the expansion of Will Cook Road and their intersection.
Land Use and Compatibility
The current land use for the site is commercial/ retail. The proposed Walgreens store would not change that land use. It was and remains compatible with the Comprehensive Plan designation of Low Intensity/ Service Distribution and it was and remains compatible with the BIZ zoning designation as well.
Lot Size, Lot Coverage and Parks
The lot size is 360 feet by 640 feet, an approximate area of 229,937 square feet. As it is an existing BIZ zoning designation, the lot size complies with the requirements set forth in the Land Development Code. No non-conformities are being created in terms of lot size and lot coverage.
By moving the Walgreens store to the corner, the petitioner is planning to make a small green space at the former location that will open up the area and allow a 1,800 square-foot retail shop to locate on that green space. The retail shop will be attached to the existing center. It will not be free standing. The green space will add to an overall increase in pervious surface area. Currently, the site is 18.3% pervious. With the green space being added, and the new parking lot landscape islands taken into consideration, the site’s pervious surface will increase to 26.9%. This is nearly a 9% decrease in overall impervious surface area.
This will bring the center into compliance with the Land Development Code. Currently, a BIZ district only allows up to 75% of the lot to be covered. With the new proposed building and site improvements, the lot coverage will be reduced from 81.7% to 73.1%.
Building Setbacks and Height
The BIZ General Business District requires the following building setbacks per Table 6-207.G.1(A). In italics underneath each requirement are what is provided per the site plan:
Building Setback required on 143rd Street: 25 feet
Building Setback provided on 143rd Street: 43 feet at narrowest point of future right of way
Building Setback required on Will-Cook Road: 25 feet
Building Setback provided on Will-Cook Road: 50 feet
Building Setback required from east property line: 15 feet
Building Setback provided from east property line: 433 feet
Building Setback required from south property line: 30 feet
Building Setback provided from south property line: 193 feet
At its tallest point, the proposed building will stand 29 feet tall. The BIZ General Business District designation requires a maximum height of four stories or 50 feet, whichever is higher.
Variations
As mentioned previously in this staff report, the petitioner is requesting a variance in order to locate a drive-thru between the building and the 143rd Street right-of-way and the Will Cook Road right-of-way. This is in order for Walgreens to have a drive-thru pharmacy.
The petitioner’s response to the Variance Standards is attached to this staff report.
Preliminary Engineering
At the time of writing of this staff report, preliminary engineering was not yet granted. As a consequence two motions are provided below. The first is a motion for recommendation for approval in the event preliminary engineering is granted before Plan Commission on Tuesday October 9, 2007. The second is a motion to discuss and continue should preliminary engineering not be approved by Plan Commission on October 9, 2007.
Even so, the petitioner should ensure that the proper right-of-way dedications have been made for the improvements planned for 143rd Street and Will Cook Road and the subsequent intersection of the two streets.
Detention/Retention
Because this is an already existing development that is reconfiguring its site plan on already improved land, onsite detention will not be required. Even though this project will not be held to full storm water mitigation standards in terms of detention ponds, incremental improvements must be provided.
The 9% gain in pervious surface area, including the small park, pervious pavers in the drive-thru, and pervious sidewalks all lean toward favorable water mitigation conditions.
Traffic and Access
Access to the site is provided indirectly by a drive aisle off 143rd Street at the east end of the site, which is shared with a bank to the east, and a drive aisle directly off Will Cook Road. There are no issues with onsite circulation.
Parking and Loading
The Land Development Code prescribes in Table 6-306(B) that commercial retail buildings between 5,001 and 50,000 square feet have a parking ratio of 1 stall per 200 square feet. In combined total, the Pinewood Plaza shopping center has 42,980 square feet of retail/ commercial space. This amounts to 215 required parking spaces for the shopping center. The proposed site plan with the Walgreens improvement provides exactly 215 parking spaces for all the commercial and retail uses in the center. Walgreens, to be sure, is time restricting 50 of those spaces to 30 minute parking only.
The loading zone for Walgreens will be located at the south façade of the Walgreens building. Both the loading docks and the garbage enclosure will face the green space to the south across the drive access aisle and the 1,800 square-foot retail shop.
Pedestrian and Bicycle Access
Pedestrian access to the site will be provided by a sidewalk that Walgreens will place along Will Cook Road. The sidewalk will head into Pinewood Plaza with a spur-walk south of the drive access aisle off Will Cook Road and another spur-walk that will lead to the main entrance by crossing the drive-thru lanes at the north end of the site.
A sidewalk is also provided along the Walgreens frontage on 143rd Street. In order for the 143rd Street improvements to take place, the Village of Orland Park may request the establishment of an escrow account in order to put the money aside and revisit the sidewalk installation at a later date when the new right-of-way is constructed.
Public Transit
This site is not accessible via public transportation.
Landscaping and Buffering
Essentially, the landscaped bufferyards to the center will not be altered. According to the submitted landscape plan, the plaza will add a few trees to the existing bufferyards. With the addition of the small park at the southwest end of the site, where Walgreens currently is located, significant landscaping will be installed in order to make the small park a pleasant setting that will screen the rear of the Walgreens from residences further south and also provide a setting for the new retail shop.
Landscaping will also be included on all the new parking lot landscape islands as part of the program to increase the pervious surface area of the entire Pinewood Plaza.
Even so, as part of a good faith effort to the neighbors south of the shopping center, additional plantings in the narrow stretch of bufferyard south of the rear-building access aisle just off Will Cook Road should be provided in order to more thoroughly screen the rear of the shopping center from the residences.
In addition to this, increasing the number of plantings along the outer perimeter of the drive-thru will also mitigate the visual impact that the drive-thru will have on passing motorists, pedestrians, center visitors and overall Walgreens patrons.
Site Context and Building Elevations
Because of the elevated contours of the site and thus the high visibility that this proposed building will have right at the intersection of 143rd Street and Will Cook Road, four-sided architecture is emphasized. The proposed Walgreens will stand at the tallest corner of the intersection. Currently, the southeast corner of the intersection is the only corner-- for both Orland Park and Homer Glen-- with the potential to establish a gateway building. The building must therefore reflect and respect the prominent position of the site with appropriate architecture.
The north and east elevations that were submitted demonstrate a break from the standard Walgreens corporate template. Though the building is still square and the overall layout of the Walgreens remains true to the Walgreens corporate template, the north and east façade elevations demonstrate a Walgreens façade that is more attentive to the gateway corridor than a regular template. These elevations are marked by vertical engaged masonry piers set against solid masonry walls. They include a white modern overhang that spans the two sides of the building offering a horizontal feature that breaks up the solid wall in the place of standard aluminum or fabric awnings. The overhang, it should be noted, casts light down onto the window display areas and highlights windows which actually descend to street level on both facades. Other Walgreens do not usually include windows that come as low to the street level.
The elevations on these facades could be improved by the inclusion of planter boxes on the east elevation. Both the site plan and the renderings depict the sidewalk coming right up to the east masonry wall of the proposed building without any transition from sidewalk to wall. The planter boxes would offer a softer façade and improve the overall look of the building on the east elevation.
As for the trademark glass area above the main entrance to the Walgreens, it is a standard Walgreens glass area that could be enhanced by offering an alternative window pattern that possibly reflects a “prairie” design or aesthetic. The Pinewood Plaza shopping center already mimics a type of prairie pattern in its window displays and so Walgreens could follow that example.
The overhang has a hole in it right over the main entrance to the Walgreens. It should be covered with clear material so it functions as weather protection.
Above the overhang on the east and north elevations, a concern was raised by staff that too much space would be left blank on the wall after the installation of a Walgreens sign. To mitigate this blank wall space, the building should provide architectural elements, such as medallions, to fill the blank sections of the beige brick walls. The same should happen on the west “gateway” facing elevation. (It should be noted that signs are regulated separately and that standard Walgreens signage that include the words “Pharmacy” and “Photo” hanging independently may not be allowed, making for empty space on the walls). A good example of this is the Walgreens located at the corner of 147th Street and LaGrange Road.
At the main entrance of the Walgreens, the two vertical columns that demonstrate support for the white modern overhang should be scaled and proportioned with the building. Currently, the concern is that the columns are too thin and exposed.
The elevations for the west gateway elevation depict two large 3x3 windows that also come low to the street level. Beyond those windows is the drive-thru service window with its overhang. The banding that exists on the east and north elevations are continued to the west and south elevations. A larger vertical architectural element is present on the west elevation. It is a solid masonry rectangular pier that is engaged on to the building perpendicularly. It has the highest point of the building. This pier is meant to act as a gateway feature of the building. The feature holds no function to the building. It has no clock or other architectural feature by which to make it recognizable or functional for the building or the gateway.
The west elevation is the elevation that faces a public right-of-way: Will Cook Road. It also is the elevation that faces the gateway into Orland Park. The concern is that this façade does not adequately address Will Cook Road or the gateway nature of the intersection. It is a blank façade with the exception of the large 3x3 windows. The vertical pier elements that are prominent on the east and north facades should be extended to the west gateway elevation at the very least in order to give this elevation a more street-friendly view. Medallions and/or other architectural elements should also be provided to dress this elevation.
The vertical architectural element at the building corner that marks the entry to the Village and County should be substantial. This could be in the form of a clock tower or an element that provides a function to the gateway and/or the community. It should also be proportional to the building size and mass, and cooperate not compete with the main entrance of the building. As it currently exists on the elevations, there is a conflict of size and attention between the main entrance and the vertical architectural element meant for the gateway.
The south elevation is a standard Walgreens back-end elevation. The banding continues to this side of the building. Aside from this, it is the rear with loading docks and garbage enclosures. To be sure, this will be screened from Will-Cook Road with landscaping and the plaza’s small park setting.
Gateway Signage
Signage is regulated separately. However, in the case of gateway signage that welcomes people into Orland Park, the elevations must be reviewed by Plan Commission. To date, the petitioner has not provided elevations of the gateway signage that will go on the southeast corner of 143rd Street and Will Cook Road.
Furthermore, it is imperative to ensure the placement of the gateway signage on the corner of 143rd Street and Will Cook Road respects future 143rd Street and Will Cook Road intersection and road improvements. Failure to respect these improvements in the placement of the gateway signage would result in demolishing the signage and reconstructing it elsewhere.
Lighting
The petitioner is encouraged to use dark sky environmentally friendly and energy efficient lighting systems and strategies in order to reduce the impact that night light has on the surrounding environment. Lighting will ultimately be regulated under final engineering review.
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.
VARIANCE STANDARDS
1. That the property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations governing the district in which it is located;
2. That the plight of the owner is due to unique circumstances;
3. That the variation, if granted, will not alter the essential character of the locality;
4. That because of the particular physical surroundings, shape or topographical conditions of the specific property involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations were carried out;
5. That the conditions upon which the petition for a variation is based are unique to the property for which the variance is sought and are not applicable, generally, to other property;
6. That the alleged difficulty or hardship is caused by these regulations and has not resulted from any act of the applicant or any other person presently having an interest in the property subsequent to the effective date hereof, whether or not in violation of any portion thereof;
7. That the granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located or otherwise be inconsistent with the Comprehensive Plan, any adopted overlay plan or these regulations;
8. That the proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion in the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the neighborhood;
9. That the variance granted is the minimum adjustment necessary for the reasonable use of the land; and
10. That aforesaid circumstances or conditions are such that the strict application of the provisions of this Section would deprive the applicant of any reasonable use of his or her land. Mere loss in value shall not justify a variance; there must be a deprivation of all beneficial use of land.
It is the responsibility of the petitioner to prove that all ten 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 Board of Trustees for final review/approval.
NOTE: Please note the two motions. The first is a motion for recommendation for approval in the event preliminary engineering is granted before Plan Commission on Tuesday October 9, 2007. The second is a motion to discuss and continue should preliminary engineering not be approved by Plan Commission on October 9, 2007. A memorandum will update the Plan Commission on this project on the day of the Commission meeting.
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report dated October 9, 2007,
And
I move to recommend to the Village Board approval of the preliminary site plan titled “Site Plan Walgreens SEC 143rd and Will Cook Road Orland Park, Illinois” dated 5-7-07, last revised 10-3-07, prepared by Craig R. Knoche and Associates Civil Engineers, P.C., project number 6-074, sheet number C1.1, and the elevations titled “Walgreens Will-Cook Road and 143rd Street Orland Park, IL Elevations” dated 9-14-05, prepared by Camburas and Theodore, Ltd. Architecture, Engineering, Interiors, sheet number A2.1, subject to the following conditions:
1. That the petitioner submit elevation drawings for the proposed 1,800 square foot retail space that is shown on the site plan as part of this project;
2. That the petitioner work with staff to do cash in lieu of the sidewalk proposed along the 143rd Street frontage of Walgreens in order to revisit the sidewalk installation there at a later date when the new right-of-way improvements are constructed;
3. That the petitioner provide screening with additional plantings in the narrow stretch of bufferyard south of the rear-building access drive aisle off Will-Cook Road;
4. That the petitioner increase the number of plantings along the outer perimeter of the drive-thru to mitigate the visual impact of the drive-thru lane;
5. That the petitioner include planter boxes on the east elevations;
6. That the petitioner consider an alternative window pattern above the main entrance to the store;
7. That the petitioner cover the hole in the overhang with clear material so it functions as weather protection;
8. That the petitioner provide architectural elements, such as medallions, on the elevations to fill the blank sections of wall;
9. That the two vertical columns that support the overhang be scaled and proportional to the building mass and size;
10. That the vertical pier architectural features provided between the windows be extended to the west gateway facing elevation;
11. That the gateway feature on the building respect the gateway intersection with a function, cooperate with the overall building and be proportional to the building mass and size;
12. That the petitioner provide elevations of the gateway signage that will locate on the southeast corner of 143rd Street and Will-Cook Road;
13. That the petitioner ensure the placement of the gateway signage on the corner of 143rd Street and Will-Cook Road respects future 143rd Street and Will-Cook Road intersection and road improvements;
And
I move to recommend to the Village Board approval of the requested variance for Walgreens to allow a 12 to 17 foot-wide pharmacy drive-thru service lane to locate between the building and the 143rd Street right-of-way and the Will-Cook Road right-of-way.
Or
I move to continue file number 2007-0420, Walgreens 143rd Street and Will Cook Road, to the October 23, 2007 Plan Commission meeting in order for the petitioner to gain preliminary engineering approval.
Recommended Action/Motion
AUBIN: I move to continue file number 2007-0420, Walgreens 143rd Street and Will Cook Road, to the November 13, 2007 Plan Commission meeting so that the petitioner can continue to work with Walgreens on elevation, site plan issues and gateway signage issues, and to gain preliminary engineering approval.
DZIERWA: Second.