Title/Name/Summary
Savers
History
Project
Savers
Petitioner
Wes Rehwoldt
Purpose
The petitioner proposes to operate a for-profit thrift store in the southern half of the existing Orland Park Plaza building located at 15617-15624 94th Avenue. This commercial retail use is permitted in this existing BIZ Business Zoning District, however requires a special use permit for the drive through drop off lane that is proposed on the south side of the building. A loading dock is also proposed on the south side of the building.
Requested Actions: Site Plan and Elevation approval, Special Use Permit for a drive through
Project Attributes
Address: 15617-24 94th Avenue
P.I.N.: 27-15-301-019-0000 and 27-15-304-005-0000.
Size: Savers will occupy an approximately 28,640 square foot tenant space in the existing 56,340 square foot building that is located on a 4.86 acre site.
Comprehensive Land Designation: Community Intensity Commercial/Office
Existing and Proposed Zoning: BIZ Business District
Existing and Proposed Land Use: Retail Sales
Surrounding Land Use:
North: BIZ District commercial
South: BIZ District commercial
East: R-3 Residential District - “Village Square of Orland” multi-family
West: BIZ District - vacant out lot/Lowes Center across 94th Avenue.
Preliminary Engineering: Preliminary engineering has been granted.
PROJECT DESCRIPTION & CONTEXT
The petitioner proposes to operate a ‘Savers’ for-profit thrift store in a portion of the existing “Orland Park Plaza” commercial building located on 94th Avenue. ‘Savers’ is part of a large national chain of 270 thrift stores that purchase and the sell donated items collected from non-profit organizations. The store also accepts donated items dropped off by individuals at the store. Hours of store operation are 9 am-9 pm Monday through Saturday, and 10am-6pm Sundays. Donations are accepted during store hours only. Commercial uses have been long established along 94th Avenue for many years. The strip center currently includes Charter (formerly Cardinal) Fitness, Space Golf, and Pro-Tyme Billiards. “Village Square of Orland” residential condominiums border the site to the east.
Savers will occupy almost one half of the building. Although this retail use is permitted in the BIZ Business Zoning District, a special use permit is required to construct and operate the drive-through lane that is proposed on the south side of the existing building. For the most part, site layout and circulation patterns for this site have already been established. Most of the proposed changes occur on the south side of the building and site, including the new drive through lane and canopy, new loading dock and canopy, and new vehicular circulation patterns that support those changes. Changes in the front of the building along 94th Avenue will be limited, but will include re-painting the building, the addition of a new expanded planting bed and sidewalk along the building front, revised vehicular circulation and parking patterns, and new signage, which will require separate approvals.
Overall, the project conforms to the Village’s Comprehensive Plan, Land Development Codes and policies for this area. The proposed improvements will update the building and site, and provide better pedestrian access in front of the stores. Preliminary engineering has been approved for this petition.
No variances or modifications have been requested.
Summary of recommended conditions of approval:
-Provide one additional planting island in front of the Savers.
-Repair one existing island in front of Charter Fitness.
-Replace all existing deteriorating trash enclosures on site with Code compliant enclosures.
- Delineate four stacking spaces in the drive through lane and restrict truck deliveries to off peak donation times.
- Re-stripe entire parking lot, with all parking in a perpendicular orientation and to meet current Code requirements for size.
-Provide way finding and traffic control signage that safely guides vehicles to and through the drive through and delivery areas.
-Paint the entire north, west, and south elevations of the entire building to match the proposed Savers re-painting.
-Provide cut-off light fixtures to protect the residential area from light spillage.
SITE PLAN
Proposed major changes to the existing Site Plan include:
1. Loading dock: A new loading dock with two overhead doors is proposed on the south side of the building adjacent to the residential area. It will be sheltered by a standing seam canopy roof. The dock meets the Code required 50’ setback from the residential parcels; however, it will still be visible to the neighboring residents. Three new tree islands are proposed along the eastern property line to help screen the loading docks from the homes.
2. Drive through: A one-lane drive through drop off window and canopy is also proposed on the south side of the building.
3. Parking and circulation: (See discussion below)
3. Expanded front planting bed and sidewalk: A new curb will be constructed along the entire building front replacing the existing railroad tie/concrete curb barrier and expanding the existing planting bed from2 ½-3’ in width to 5’ in width. The bed will be excavated as needed to provide a minimum 18” deep topsoil depth. Sidewalks adjacent to the business entry doors will also be widened and improved.
4. Tree islands: Two large planting islands with large turning radii will be constructed in front of the building to support truck delivery circulation to the site.
MOBILITY
Pedestrian and Bicycle:
Pedestrian sidewalks exist along 94th Avenue; however the existing site has minimal accommodations for pedestrians. Pedestrian safety will be improved with the widening of sidewalks along the store fronts.
Public Transit:
A PACE bus line runs along 94th Avenue and connects to Orland Square Mall.
Vehicular/Traffic:
Access to the Savers will be primarily through the two existing curb cuts on 94th Avenue that currently serve the site. The northern-most full access point from 94th Avenue access was added to the site in the early 2000’s and is signalized. The stop sign controlled southern access point is right in/right out due to a landscaped median on 94th Avenue. Cross-access connections exist through the retail developments to both the north and south of the building. The proposed truck deliveries and drive through drop off serving Savers will impact current circulation patterns. Parking bays and planting islands on the southern side of the building will be reconfigured to accommodate these new circulation patterns, with two existing planting islands removed and four new ones constructed to support the changes.
Drive-through Lane:
Cars and vans dropping off donations access the donation drop off area from the building front drive aisle, entering the drive through in a counterclockwise direction. After dropping off donations, vehicles exit directly into the same front drive aisle. Approximately 300-500 donations will occur on a weekly basis, with 70% occurring on the weekends. The Code requires stacking space for four cars in the drive through lane. There appears to be adequate space to accommodate this stacking, although a stacked drive through lane may impact truck deliveries.
Truck Deliveries:
Delivery trucks will also enter from the two existing access points on 94th Avenue, proceed along the front building drive aisle, and then turn left to the south of the building to reach the loading dock area. Two of the front parking lot planting islands will be reconstructed to accommodate the wider turning radii of the trucks. There will be ample paved area for the trucks in the loading dock area to maneuver into the loading docks. Heavier duty asphalt pavement is recommended in areas where the trucks travel, depending on the intensity of use. Lighting of the dock area should be subdued so it does not impact residential area.
Parking:
Parking requirements for the Orland Park Plaza including the new Savers are met. 245 spaces are required by Code, and 235 spaces are proposed, leaving a ten space deficit. However, the center also offers shared parking opportunities between the multiple tenants in the center with differing peak hours. Additionally, restriping some of the spaces 9’ wide to meet current Code requirements, verses the older Code requirement of 10’ in width, should yield additional spaces that at least compensate for the ten spaces. Lastly, if ever a parking shortage surfaced; additional spaces for employees could be striped in the over-sized truck delivery zone area.
Parking restriping is proposed for only a portion of the site; however the entire lot is very faded. The parking bays have been re-striped in a perpendicular manner, although some of the existing islands are angled. The combination of angled and perpendicular spaces as well as both one way and two-way traffic is confusing. It is recommended that all of the spaces be re-striped in a perpendicular pattern with two-way circulation aisles; 22’ minimum drive aisles must be maintained. New tree islands should reflect this perpendicular pattern.
Traffic Study:
A traffic circulation evaluation was conducted by KLOA Engineers, concluding that the existing on site and off site circulation patterns and capacities in the area, combined with the proposed site changes including the proposed drive through lane and truck delivery and loading docks, are adequate to accommodate the proposed Savers development operation. The study recommends that way-finding and traffic control signage be provided to guide the vehicles to and through the drive through and delivery areas. The study concludes that two stacking spaces for the drive through lane are all that is needed, although the Land Development Code requires four stacking spaces. It appears four stacking spaces can be accommodated, but should be located so they do not block deliveries. Off-hours trucking deliveries would help minimize conflicts between drive through donation stacking and delivery trucks. Trucks are shown in the KLOA traffic study as exiting to the south by utilizing the shared access aisle with the property to the south. Permissions for truck traffic cross access should be verified.
BUILDING ELEVATIONS
Changes to the exterior of the building include:
1. Repainting: The north, south and east building elevations will be painted in the colors shown on the Savers elevations. The rear elevation will remain as is. It is in reasonable condition and is close in color to the other proposed elevations.
2. Landscape bed improvements: The expanded landscape beds along the building front and tree islands in the parking lot will allow for additional and healthier plant material that will help to soften the building.
3. Drive through canopy: A proposed one lane drive through with canopy is attached to the south side of the building. The overhead canopy façade will be faced with EIFS that matches the color of the building sign parapet background. The post supports will be constructed of CMU masonry that is stained to match the rest of the building. Bollards will protect the columns from damage. The general style and colors of the canopy match the existing building.
4. Door removal: Two existing doors will be removed on the south elevation. The one near the loading dock will be replaced with an overhead door; the other double door will be blocked in with the same CMU block used on the new columns. The existing building material is a ribbed concrete that could be difficult to match. The CMU will be painted to match the rest of the building and will be screened by the proposed large planting island adjacent to the drive through lane.
5. Loading dock: The new loading dock will include two overhead doors, a smaller delivery door, and a standing seam bronze colored metal roof canopy over the loading area.
LANDSCAPING/TREE MITIGATION
Since the current petition utilizes an existing building and developed site, full compliance with current Landscape Codes is not required. However, incremental improvements are required to mitigate the impacts of the proposed changes. A Preliminary Landscape Plan has been provided by the petitioner that includes the following changes:
1. Expanded front planting bed: A new curb will be constructed to border and contain a 5’ wide planting bed along the building front, which will also be excavated to provide a minimum of 1.5’ depth of topsoil. (The current bed is about 2.5’ wide, with a combination railroad tie/concrete curb block edge and very limited topsoil.) The bed will be re-planted with a combination of upright evergreen shrubs, ornamental shrubbery, and ornamental grasses.
2. Additional tree islands and plantings: Additional trees and shrubbery are proposed for many of the landscape islands on the site. New islands with plantings are also proposed:
-Two large and landscaped islands are proposed in the front of the building to aid truck deliveries.
- Three additional shade tree islands are proposed between the loading dock and the condominiums. Because the new loading dock increases the intensity of this commercial use, the petitioner has agreed to provide this additional screening. The existing 6’ tall fence also aids in screening the docks.
3. Tree removal: Three existing trees that are 9” in caliber will be removed due to site plan changes. Tree mitigation is reflected on the Landscape Plan.
Because this is an existing site, approval of the Landscape Plan is included in the motion rather than requiring the petitioner to complete a separate approval process. Some additional landscape improvements are also recommended:
- One existing small triangular planting island directly in front of the Savers store front is shown on the Landscape Plan as re-planted. However, it is in poor condition and does not meet Code minimums for size. It is recommended that it be replaced with a new island that mirrors the proposed one across the drive aisle.
- One existing tree island in front of the building near Charter Fitness is broken and extends further out into the drive aisle than the other islands. Repair the broken portion and re-align with the other planting islands so a 24’ front aisle width can be maintained and the island will be less prone to damage.
Preliminary Engineering for this petition has been approved.
Detention/Retention - Storm water requirements were met at the time of building construction, and there will be an increase in the amount of pervious green space on the site with the construction of new planting beds.
Traffic Study - A traffic circulation evaluation was conducted by KLOA traffic engineers that conclude existing circulation patterns with the proposed changes are adequate to accommodate the Savers operation. (See Mobility discussion)
Special Use Permit
A special use permit is required for the proposed drive through lane.
When considering an application for special use permit, the decision making body shall consider the eight special use standards listed in the Code. The petitioner has provided responses to the Special Use Standards. The drive through is considered critical to the business, and will be located 50’ from the abutting residences. The drive through will be located to the side of the building. The proposed materials and colors will match the existing building. Incremental improvements to help mitigate the impact of the drive through include:
-A large planting bed adjacent to the drive through to provide screening.
-Three additional tree islands along the rear property line to help screen the view.
-An expanded planting bed along the front of the building that increases the ‘protected’ area as a car pulls out of the drive through lane and helps to soften the structure.
Bulk Requirements
Lot Coverage: Existing impervious surface exceeds the current Code limit of 75%, but is a legal non-conformity since it met older and less stringent Code requirements at the time of the building construction. The current proposal improves this non-conforming condition by adding additional green space to the development.
Building Setbacks: All building setbacks remain unchanged; except for the south side yard setback that was decreased slightly to accommodate the new drive through canopy, but is still well within side setback limits:
Required - 15’
Proposed - 186’
Building Height:
Limit - 50’
Proposed - 21.2’
Accessory Structures
Garbage Enclosure(s) - The existing Orland Park Plaza dumpster enclosures are in a state of disrepair and need replaced with new enclosures that meet current Code requirements. (wood or wood-like (non-white) 6’ tall fence with a steel or wood gate and support structure)
Fence - The existing center includes a 6’ tall wood fence between the center property and abutting residential area that will be maintained.
Mechanicals/Utility Conduits
All mechanical equipment must be screened, either at grade level with landscaping or hidden behind the roofline. No utility conduits may be placed on the outside of the building. Exterior roof ladders are not permitted and should be located interior to the building.
Signage
Signage is not part of this petition and should be submitted for separate review to the Building Division.
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 10, 2012.
And
I move to recommend to the Village Board approval of the Site Plan titled “ Utility and Paving Plan Savers - Orland Park Plaza, by Mackie Consultants, dated 11-11-11, revised 12.23.11; Site Landscape Plan, Enlarged Landscape Area, and Landscape Details and Notes, all by Paul Schwartz Landscape Architect, dated 12.02.11 revised 12.29.11 subject to the following conditions. All changes must be made prior to the Board Meeting.
1. Provide one additional new planting island in front of the Savers store that mirrors the currently proposed one.
2. Repair the broken island in front of the building at Charter fitness and in the process align it with other islands that abut the front drive aisle.
3. Delineate four stacking spaces in the drive through lane.
4. Restrict truck deliveries to off peak donation times.
5. Re-stripe entire parking lot, with all parking in a perpendicular orientation and to meet current Code requirements for size.
6. Show trash compactor on Site Plan.
7. Construct new, Code compliant trash enclosures along the rear of the building to serve all tenants.
8. Work with staff to establish way finding and traffic control signage that safely guides vehicles to and through the drive through and delivery areas.
9. Provide an updated plan titled “Site Plan” that reflects all changes shown on the Utility and Paving Plan including updates to the Site Data Box.
10. Meet all final engineering and building code related items.
and
I move to recommend to the Village Board approval of the Elevations titled “Orland Park Plaza Exterior Elevations” and dated 12.06.11 by Interwork Architects Sheets A-4 and SK-122711 dated 12.27.11 subject to the following conditions. All changes must be made prior to the Board Meeting.
1. Paint the north, west, and south elevations of the entire building to match the proposed Savers colors.
2. Screen all mechanical equipment either at grade level with landscaping or hidden behind the roofline.
3. Utilize cut-off light fixtures to protect residential area from light spillage.
4. Label all new materials and colors on the elevations.
5. All signage is considered through separate permitting process.
I move to recommend to the Village Board approval of a Special Use Permit for a drive through facility for Savers located at 15617-15624 94th Avenue, subject to the same conditions as outlined in the Preliminary Site Plan motion.