Title/Name/Summary
Dave & Busters - Amended Special Use Permit, Site Plan, Elevations
History
PROJECT:
Dave and Busters -Amended Special Use Permit for a Planned Development, Site Plan, Elevations
PETITIONER: Orland, L.P. and Illinois limited partnership
REQUESTED ACTION:
Approval is requested for an amended special use permit for the planned development for Orland Square Mall with modifications; as well as Site Plan and Elevation approval.
PURPOSE:
The petitioner proposes to construct and operate a Dave & Busters, an entertainment/restaurant venue.
LOCATION:
49 Orland Square Drive, an outer ring out-lot to Orland Square Mall.
P.I.N. NUMBER: 27-10-300-028
ATTACHMENTS: Site plan, building perspectives and elevations, floor plan, aerial, special use standards
SIZE: Parcel size is 4.65 acres.
EXISTING ZONING: COR Mixed Use
EXISTING LAND USE: Vacant theatre building
SURROUNDING ZONING AND LAND USE:
North: COR Mixed Use, Sam Maguire’s Restaurant
South: COR Mixed Use, Central School (across 151st Street)
East: COR Mixed Use, Robert Morris College
West: COR Mixed Use, Toys R Us
COMPREHENSIVE PLAN DESIGNATION: Regional Intensity Commercial
PUBLIC UTILITIES: All major utilities are available.
NATURAL FEATURES: There are some mature existing trees on the site, mostly in the parkway along 151st Street and around the existing building. Most of the trees appear to fall within the 4” -12” caliper range, with some in poor condition, particularly those close to the existing building.
TRANSPORTATION:
Vehicular access is from 151st Street, Orland Square Ring Road, and from an access drive (“Theatre Drive”) that connects the Ring Road to LaGrange Road, an IDOT SRA (Strategic Regional Arterial). PACE bus service is available along LaGrange Road and along 94th Avenue south of 151st Street.
PLANNING OVERVIEW:
Dave & Busters is an entertainment venue that includes a full service restaurant, sports bar and midway of amusement games. Existing venues are currently located throughout the US, including two in the Chicagoland area. The petitioner proposes to demolish the old “Orland Theatre” building that has been vacant and in disrepair for some time, and construct a new building. The site is one of the outer ring lots in the Orland Square Mall Planned Development that began construction in the early 1970’s.The nearby Orland Square Mall remains an economically successful regional mall, and combined with nearby LaGrange Road, which averages 43,000 vehicle trips per day, this property is an attractive site for redevelopment. New development in turn energizes and renews the mall’s vitality, particularly with destination uses such as this that will attract customers regionally. The mall out-lots include a mix of long established and successful retail businesses and offices, a college, some newly developed sites such as Panda Express Mini-Mall, Fifth Third Bank and Carson’s Furniture, plus several vacant buildings.
In addition to replacing the old deteriorating building with a new one, the proposed redevelopment brings the site closer to Land Development Code conformance in several areas. Lot coverage (and storm water run-off) is reduced, landscape buffers are increased, and parking lot tree island requirements are met.
DISCUSSION:
Project Description: The petitioner will demolish the existing building and parking lot and construct a new 22,214 square foot building with a 280 seat restaurant on the existing out-lot. The improvements will include a new 295 space parking lot with new curbs and new tree islands. The special use permit for the Orland Square Mall Planned Development will be amended to include this new out-lot development.
Land Use/Compatibility: Dave & Busters will be located in an area that has already been established as a major commercial district. The existing elementary school to the south is separated by a major street, and has co-existed with surrounding commercial uses for many years. The college to the east shares the eastern access drive with Dave and Busters, but also has differing peak hours of operation that are complimentary. The roadway network in the area has been designed to handle large volumes of traffic.
Subdivision:
The existing parcel lines extend to include a small portion of Toys R Us parking lot and several bays of parking south of the college. No changes are proposed to the existing parcel boundaries.
Setbacks/Height/Lot Coverage/Variations:
The proposed building meets bulk requirements for setbacks and building height in the COR District. Lot coverage in the COR District is permitted at 75%, or 80% if BMPs can be incorporated based on Code standards. The petitioner proposes to incorporate bio-swale/rain garden features, primarily on the lower elevation southern parking islands, which was one of the Villages preliminary engineering suggestions. These can be an effective BMP tool if designed to operate properly and with healthy vegetation maintained. Another BMP option would be pervious pavers in the parking lot and walks along the northern and western sides of the building. Lot coverage has been included as a Land Development Code modification to this special use permit, since the extent of the BMPS are not yet clear but will be resolved at the time of final engineering. It is noted that the existing lot coverage is listed on the Site Plan as 85%, and the proposed lot coverage is 79.1%, showing a significant improvement in the amount of pervious surface over the current conditions.
A modification to the Special Use permit is also required to allow the parking lot to be located between the building front and 151st Street. Consideration was given to the placement of the building closer to 151st Street; however this is difficult because of an 84” sanitary sewer set back approximately 100’ from 151st Street and running east/west across the property. (This pipe runs underneath the Toys R Us building) There is also a pipeline easement along the front of the property. Additionally, there is greater visibility of Dave & Buster’s building from LaGrange Road under the current proposal, rather than locating it directly east of the Toys R Us building. Other modifications include parking that exceeds Code requirements by more than 20%, and reduced landscape buffers.
Preliminary Engineering for this petition has been granted. Engineering comments that are relevant to the Site Plan and were addressed by the petitioner include: the addition of a sidewalk connection across the large tree island; the removal of some of the parking spaces; and increased tree island dimensions. A clarification of lot coverage calculations was requested. Parking remains in excess of Code requirements.
Storm Sewer/Sanitary Sewer/Water: All utilities are available.
Detention/Retention: Detention for this site is accommodated in the existing detention pond that is adjacent to Carson’s Furniture in the southeast corner of the Orland Square Mall Planned Development. Redevelopment of existing commercial sites of this size do not require full compliance with current storm water standards, as long as the amount of storm water run off is not increased and BMPs are provided.The proposed development will decrease impervious surface, will reduce the amount of storm water entering the existing detention basin, and will provide BMPs.
Erosion/Sedimentation: A plan must be submitted with engineering documents.
Traffic/Access:
The site is accessed from a curb cut on 151st Street with limited right in/right out access. It is also accessed off of Orland Square Drive and from “Theatre Drive” that connects to LaGrange Road, an IDOT Strategic Regional Arterial. Existing connections to neighboring properties will be maintained. One option to improve access from 151st Street would be to add a curb cut off of 151st Street, connecting to the drive on the eastern edge of the Dave & Busters lot; however the petitioner is not interested in pursuing the additional curb cut at this time. Existing traffic patterns are established, and designed to adequately accommodate heavy commercial traffic.
Parking/Loading: Based on the new Code requirement for parking, considering the entire 22,645 square foot building as restaurant space, only 226 parking spaces are required. The Code states that parking space numbers exceeding Code requirements by more than 20% (in this case 271 spaces) require a Variance. 295 spaces have been provided. It is noted that earlier versions of the plan had eighteen additional spaces that were removed for various reasons based on staff and engineering comments. The petitioner has based their parking space number request on business patterns at other Dave & Buster’s locations. This business is different from other restaurants because customers stay longer for the entertainment features.
Pedestrian and Bicycle Access: The Orland Square Mall Planned Development constructed in the 1970s did not originally include many internal sidewalks. In recent years, as properties have been redeveloped, sidewalks have been requested to increase pedestrian accessibility. The proposed Site Plan adds sidewalks along Theatre Drive and along the Orland Square Drive. Sidewalks have also been added around the proposed building and connecting the building to Theatre Drive. Additionally, a sidewalk extends from the building to 151st Street, tying in with the existing walk along 151st Street. The Code also requires 15 spaces of bike rack on the site, which has been included at the northwest corner of the building.
Landscaping: A Final Landscape Plan will be required after Village Board approval and within 60 days of the acceptance of final engineering. The Code also requires a Tree Survey and Preservation Plan that lists and maps all trees whose trunks exceed 4” in diameter individually by species, size, and condition, as well as how those trees removed will be mitigated under the new Landscape Plan. (See Land Development Code Section 6-305.1) The Tree Survey portion must be completed prior to the demolition of the building. The Demolition Plan submitted with the preliminary engineering shows all trees around the existing building removed, but most of the trees along 151st Street are preserved.
Buffering: The Land Development Code requires landscape buffers/parking setbacks of 10’ on all sides of the development, except for the 151st Street frontage, where 15’ is required. The buffer can’t be met on the eastern boundary because of the existing access drive. It is met on all other sides.
Parking lot islands: The existing theatre site did not include any parking lot tree islands. The Land Development Code requires one tree island for every seven parking spaces. This requirement is met under the proposed Site Plan.
Parkway trees: The proposed Site Plan shows parkway trees that exist along 151st Street. Additional parkway trees are requested along Theatre Drive and the Ring Road at the time of Final Landscape Plan.
Building Elevations:
The proposed building is a 23,645 square foot, and all single story building. A large parapet extends around the top of the building. The building peak height is 46’ on the southern elevation, within the limits of the COR District building height limit of 75’.The primary building material will be glazed brick, with the primary building body white brick, with blue brick accents on the northwest corner of the building. (It is noted that all building code requirements must be met, including a minimum brick thickness of 2 ¾”) The parapet, as well as part of the north and south elevations, is a combination of alternating patterns of rust, gold, and gray bricks. Glass windows on the building are limited to several on the south and west sides of the building. Typically, more windows are provided on commercial buildings, however the Dave & Buster's operation includes many video games and other activities that are not optimally visible in daylighting. Spandrel glass panels are included on the west building elevation. There is also an extended canopy over the main building entrance on the west elevation in conjunction with a pedestrian drop-off area .
The eastern elevation is very visible from Orland Square Drive and needs further articulation. Although there are variations in the building plane, additional variation in the large white expanse of brick is needed. The addition of windows for interior day lighting where light is compatible with the inside operation would be one solution, or the spandrel glass should be added, similar to that used on the western elevation.
Garbage enclosure: A service area and trash compactor will be located at the southeast corner of the building.
Lighting: New exterior lighting will be installed and will be approved at the time of final engineering.
Utility Conduits: Utility conduits can not be placed on the exterior of the building walls.
Mechanicals: All mechanical equipment is required to be screened, either at grade level with landscaping or hidden behind the parapet along the roofline.
Salt and Equipment Storage: The existing vacant site has been utilized in recent years for equipment and salt storage. This function will be relocated to the parking area across from Carson’s Furniture. It is recommended that a long term solution be developed to address this issue that includes either an enclosed structure or other forms of screening.
Signage must be reviewed and approved through a separate sign permitting process, including the "Eat, Drink Play" sign on the west elevation.
Special Use: The special use permit for the Orland Square Mall Planned Development must be amended to include this new out-lot development.
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 standards are met. Written responses to the standards have been provided.
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.
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 January 11, 2011.
and
I move to recommend to the Village Board approval to amend a Special Use Permit for a Planned Development (Orland Square Mall, Ordinance 468) subject to the same conditions as outlined in the Preliminary Site Plan motion. Modifications to the Special Use Permit include:
1. Parking and drive aisles located between the building and the street.
2. Parking space numbers that exceed Code requirements by more than 20%
3. Lot coverage that exceeds the 75% limit for impervious surface.
4. A reduced eastern landscape buffer from a required 10' to as little as 0'.
and
I move to recommend to the Village Board approval of the Preliminary Site Plan titled “Dave and Buster’s Orland Square Mall Site Plan” by Woolpert Design, project 70399, dated 2/7/10, revised 1/4/11, subject to the following conditions.
1. Submit a Final Landscape Plan meeting all Village Codes, for separate review and approval within 60 days of final engineering approval.
2. Submit the Tree Survey prior to building demolition.
3. Meet all final engineering and building code related items.
and
I move to recommend to the Village Board approval of the Elevations titled “Dave & Buster’s Orland Park Exterior Elevations Plan Commission Submittal” by Aria Group Architects, Inc. (north, east, south and west elevations) dated 1/3/11, and “Dave & Buster’s Orland Park Exterior Perspectives Plan Commission Submittal” by Aria Group Architects, Inc. subject to the following conditions. Any required changes to the drawings should be made prior to the Committee meeting.
1. Work with staff on changes to the east building elevation to add architectural interest.
2. Screen all mechanical equipment either at grade level with landscaping or hidden behind the roofline.
3. Meet all engineering and Building Code requirements including masonry.
4. Signage will be approved through a separate permitting process.