Title/Name/Summary
Red Lobster
History
PROJECT:
Red Lobster Ravinia Avenue Drive-Way
PETITIONER:
Bryan E. Idzior
Red Lobster Representative
PURPOSE:
The purpose of this petition is to install a new access drive-way at the southwest corner of the Red Lobster property to allow a second ingress/ egress from the property to Ravinia Avenue.
LOCATION:
14750 S. LaGrange Road;
ATTACHMENTS:
Site Plan Sketch;
Aerials
EXISTING ZONING:
VC Village Center District;
EXISTING LAND USE:
Restaurant;
SURROUNDING ZONING AND LAND USE:
North: VC - Retail Strip Center;
South: VC - Fuel Station/ Retail Strip Center;
West: VC - (across Ravinia Ave.) Village Center Campus (parking lots);
East: VC - (across La Grange Rd.) Financial (Citibank);
COMPREHENSIVE PLAN DESIGNATION:
Regional Intensity Commercial
PUBLIC UTILITIES IN THE RIGHT-OF-WAY:
The proposed access drive at the southwest corner of Red Lobster will extend west and then make a right angle turn to the south to connect with the Township’s existing access drive. The new access drive will move ComEd utility lines and pave over a two water main lines that intersect in the Ravinia Avenue right-of-way. The access drive is not anticipated to impede access to that segment of the water main.
The proposed access drive for Red Lobster will be partially built in the “old” right-of-way of Ravinia Avenue and partially on Township land in order to properly connect with the Township access drive aisles. The part of the “old” right-of-way of Ravinia Avenue needed for this project is located near the southwest corner of the Red Lobster property and is approximately 80 feet east of the Ravinia Avenue east sidewalk. The “old” right-of-way extends south 140 feet tangentially from the current Ravinia Avenue right-of-way and mainly runs along Red Lobster’s western property line. Since Ravinia Avenue curves away from the “old” right-of-way, it is not anticipated that that segment of right-of-way will be used for any future Ravinia Avenue improvements (with the exception of water main work).
TRANSPORTATION:
Currently, the Red Lobster site is accessible only from La Grange Road, a major arterial street under IDOT jurisdiction. The site has full access from La Grange Road and this creates safety issues for motorists entering, exiting or passing the site. Motorists making left turns into and out from Red Lobster must avoid traffic while mounting a paved center median before merging into the north or southbound lanes.
The proposed access drive connection to the Township building’s access drive off of Ravinia Avenue will provide a safer alternative for Red Lobster customers.
PLANNING OVERVIEW:
Ideally this entire block should have internal streets and cross-access for optimal traffic distribution and safety. This would provide connection between 147th and 149th and between La Grange and Ravinia. It would provide better access and visibility for all businesses in that area. However, some of the property owners have decided to opt out of a comprehensive circulation plan that was proposed by the Village. Although this is the case, other property owners can plan for the future and provide cross-access easements up to the property line. This way as redevelopment occurs or ownership changes, the cross-connections can be made more easily in the future.
DISCUSSION:
It should be noted that the petitioner does not control the property on which the access drive is proposed. Permission from the Village and the Township is needed and any plan approval is subject to obtaining permission.
Detention/ Retention
With the addition of the impervious surface area some best management practices may be required in the landscape plan to address storm water management. This is being reviewed by the Village Engineer.
Traffic and Access
Originally, Red Lobster planned a direct connection from the drive-aisle at the northwestern corner of their lot to Ravinia Avenue. At the time, Red Lobster was unaware that this property was owned by the Village and the Township. The direct connection included crossing the same water main mentioned previously. It also included nearly 100 feet of private access drive bisecting through Ravinia Avenue right-of-way, which is intended for a Village Center boulevard, and Township land. The originally planned access drive would also have required a new curb-cut approximately 140 feet north from the Township/Village Center parking lot intersections with Ravinia and 200 feet south from an existing curb-cut to a medical office.
The future Ravinia Avenue/ Boulevard will prevent left-turns into the originally planned driveway due to a raised planted median, therefore Red Lobster customers would have been restricted to right-in/ right-out only.
The presently proposed access drive will link to an existing access drive way shared by the retail center anchored by Dania and the Township. This existing access drive will be accessed from a left-turn lane and median opening along Ravinia Avenue when the boulevard is installed. This will avoid additional curb-cuts along Ravinia Avenue.
Another point to consider is the larger comprehensive traffic circulation of the area. In order to facilitate this, Red Lobster should specifically demarcate on their site plan future cross-access easements to neighboring properties.
Outbound Red Lobster and outbound Township traffic will potentially impact the safety of the existing access drive. Therefore it is recommended yield signs are placed to face outbound traffic from the Red Lobster and the Township parking lots.
Parking and Loading
Red Lobster will lose approximately 3 parking spaces at the southwestern corner of their property in order to accommodate the addition of the proposed 24 foot wide access drive. Currently, Red Lobster has approximately 169 parking spaces. Following the addition of the proposed access drive, the restaurant will total at approximately 166 parking spaces. Tentative discussions with the Township indicate that during peak operating hours, Red Lobster may use Township parking lots to accommodate any overflow conditions. The Township has also requested that they have access to Red Lobster parking for their own overflow parking situations. This means that a shared parking and cross-access agreement will be required between the two parties.
Pedestrian and Bicycle Access
Ideally a sidewalk connection should be installed to Ravinia Avenue. The petitioner should consider installing a sidewalk connection at the northwest corner of the property (because of the short distance between the parking lot and the Ravinia sidewalk). Another option is to install a sidewalk connection to Ravinia along the existing shared access drive.
Landscaping/Buffering.
The petitioner must provide a landscape plan for the proposed improvements, including any tree mitigation.
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report dated May 14, 2009
and
I move to recommend to the Village Board of Trustees approval of the site plan titled “New Access Drive Red Lobster, Orland Park”, prepared by Robert C. Vagnieres Jr. and Associates Architects, dated 5/6/09, subject to the following conditions:
1. That Red Lobster specifically demarcates on their site plan future cross-access easements to neighboring properties;
2. That Red Lobster installs yield signs to face outbound traffic from the Red Lobster and the Township parking lots;
3. That a shared parking and cross-access agreement be established between Red Lobster and Orland Township; and
4. That Red Lobster submit a landscape plan to the Village for the proposed improvements, including any tree mitigation, within 60 days of Village Board approval.
Recommended Action/Motion
AUBIN: Moved to accept as findings of fact of this Plan Commission the findings of fact set forth in this Staff Report dated May 12, 2009 and moved to recommend to the Village Board of Trustees, approval of the Site Plan titled “New Access Drive Red Lobster, Orland Park”, prepared by Robert C. Vagnieres Jr. and Associates Architects, dated 5/6/09, subject to the following conditions: (1) that the project is subject to Township approval in order for it to go forward; (2) that Red Lobster specifically demarcates on their Site Plan future cross-access easements to neighboring properties; (3) that Red Lobster installs yield signs to face outbound traffic from the Red Lobster and the Township parking lots; (4) that a shared parking and cross-access agreement be established between Red Lobster and Orland Township; (5) that Red Lobster submit a landscape plan to the Village for the proposed improvements, including any tree mitigation, within 60 days of Village Board approval; and (6) that the petitioner work with Staff to put signage in that would advise their customers that there is an entrance and exit at the rear of the property.
THOMPSON: Second.