TItle/Name/Summary
Red Robin Gourmet Burgers
History
PROJECT:
Red Robin Gourmet Burgers
PETITIONER: Tyson Boiko, Red Robin International
PURPOSE:
To construct a 5,990 square foot Red Robin Restaurant on a 1.78-acre parcel with surface accessory parking in the Lowe’s retail development.
LOCATION:
Lot 4 of Lowe’s Subdivision - 15503 LaGrange Road
ATTACHMENTS:
Overall Site Aerial
Preliminary Site Plan
Restaurant Floor Plan
Retail Center Map
Color Building Elevations (2 sheets)
Building Materials Sheet
SIZE:
1.78 Acres
EXISTING ZONING:
COR-Mixed Use District
EXISTING LAND USE:
Vacant
SURROUNDING ZONING AND LAND USE:
North: COR Mixed Use District (existing detention pond)
South: COR Mixed Use District (Longhorn Steakhouse)
East: (across 95th Avenue) COR Mixed Use District (Staples)
West: (across La Grange Road) R-4; vacant
COMPREHENSIVE PLAN DESIGNATION:
Regional Intensity Commercial
PUBLIC UTILITIES:
Existing and Available
NATURAL FEATURES:
The site is part of the overall Lowe’s development and has no known significant natural features.
TRANSPORTATION:
On the west, the site fronts 96th Avenue/La Grange Road/ US Route 45, a 4-lane, state owned major arterial. 95th Avenue, a 2-lane local street serves the site on the east. Sidewalks within the Lowe’s street network and a proposed sidewalk along the south side of the existing detention pond provide pedestrian access to the site. An 8’ asphalt bicycle path provides an east/ west connection through the Lowe’s development.
PLANNING OVERVIEW
This project is proposed to be located in Lot 4 of the Lowe’s subdivision, a master planned commercial development that already includes Bank of America, Staples, Discovery Clothing, a mixed retail building and Longhorn Steakhouse. The Village Board approved a site plan for Lowe's on June 21, 2004 that included a connected street network and overall utility/stormwater management plan for the entire development including Lowe's and the surrounding outlots. There are no floodplain or wetlands on this parcel. The parcel is bordered by one of the open space features incorporated into the Lowe's development, the detention pond on the north side of the parcel.
156th Street, within the Lowe's development, provides the primary vehicular access into this overall development. Secondary access is provided via 95th Avenue, Lowe's Avenue and Wheeler. Pedestrian access is provided through a number of interior sidewalks.
GENERAL DESIGN OF PROJECT
The preliminary site plan shows a 1-story 5,990 square foot Red Robin Gourmet Burgers restaurant building located on the northwest corner of the site. 107 accessory surface parking spaces are situated along side and behind the building in a 3 bay parking lot with access onto 95th avenue and cross access into the parking lot to the south.
Pedestrian access to the site is provided by perimeter sidewalks on the north, east and west sides of the property and walks on all sides of the building. Additionally, Longhorn Steakhouse, located directly south, will be installing a mid-block, east west pedestrian walkway. Outdoor seating is not planned for this restaurant.
The building architecture reflects the distinct Red Robin brand including a semi-cylindrical feature on the west façade and incorporating red stucco with brick and stone. Windows are shown on three sides. The east service wall does not have windows but has used materials to create additional interest. Additionally, the site plan shows a rather large landscape area against this wall to provide additional screening.
Overall, this project meets the Codes and Policies for the COR zoning district and for the overall Lowe’s Development. The petitioner is not requesting any variances or special use modifications.
DISCUSSION
Preliminary Engineering
Preliminary engineering for this project has been granted. As an outlot of the overall Lowe’s development, the existing detention pond to the north was designed to accommodated stormwater on this site up to 75% impervious surface coverage. It was noted in the initial review, however, that the proposed light poles are higher than what Code allows. Typically, lighting is reviewed in the final engineering process but it is worth noting that the lighting should be revised to meet Code requirements.
Land Use/Compatibility.
The proposed land use is compatible with the COR Mixed Use Core District designation and with the Comprehensive Plan Land Use Designation of Planned Mixed Use Commercial Residential.
Rezoning/Subdivision/Special Use.
This project does not require rezoning, subdivision or a special use permit.
Land Use Intensity/Lot Size.
The 1.78 -acre site exceeds the 10,000 square foot and 80-foot front lot width minimums of the COR Mixed Use Core zoning district.
Setbacks/Height/Lot Coverage.
The following setbacks are required for the COR-Mixed Use District
LaGrange Road: 35’ (no parking allowed between building and street)
Rear: 30’
Side: 15’
Setbacks provided per the preliminary site plan
LaGrange Road: 35’ (no parking shown between building and street)
Rear: >30’
Side: 16.59’
The proposed building height, shown at one story, 22’ to the top of the parapet, is well within the code maximum of six stories, 75’. The site plan data box also shows 73% impervious surface, 2% lower than the Code maximum of 75%.
Traffic/Access.
The site is accessible via 95th Avenue, which is an interior street to the Lowe’s Development that connects to both LaGrange Road and 94th Avenue via 156th Street. Additionally, 95th Avenue is planned to be extended north to connect to the Orland Park Place shopping center.
Parking/Loading/Garbage.
Per code, restaurants require 1 parking stall per 3 seats, plus 1 stall per employee during peak business hours. Red Robin is proposing 204 seats and 18 peak employees, resulting in a code requirement of 86 spaces, including 4 handicap spaces. The site plan shows 107 spaces and 5 handicap spaces.
The dumpsters are to be enclosed in the building accessible via the small service drive located on the east façade. This area is also noted as the loading zone.
In order to provide some additional landscape room along the north edge, the parking stalls fronting onto the pond should be reduced from 18.5’ to 18’. This has already been done on the south side of the parking lot.
Emergency Access.
The building is accessible by vehicle on the west, south and east sides, providing adequate access for emergency vehicles.
Pedestrian and Bicycle Access/Public Transit.
Pedestrian and bicycles can access the site via the sidewalks on LaGrange Road, 95th Avenue and along the existing detention pond to the north. A railing is also shown adjacent to the walkway along the detention pond in order to provide additional protection from the slope. The elevations showing the railing details is highlighted on the site plan.
Similar to other new developments along LaGrange Road, the LaGrange sidewalk should be shown on the inside of the property line to be dedicated to the Village or become a village maintained easement. This is current Village policy in order to ensure pedestrian safety and adequate parkway for the future expansion of LaGrange Road.
Because the sidewalk is already in the required setback area and will be maintained by the village, it does not pose and undo hardship on the petitioner. Additionally, the sidewalk on the interior of the property line will better align with the adjacent Longhorn Steakhouse sidewalk. The site plan does show bike racks per Code requirements in front of the building.
There is currently no direct public transit access to the site. On the weekends, patrons may choose to stop along 94th Avenue on PACE Route 364. PACE Route 386 serves Orland Square Mall via Harlem Avenue to 131st to LaGrange Road and PACE Route 364 serves Orland Square Mall on the weekend via 159th Street to 94th Avenue.
Building Elevations.
The restaurant building is considered four-sided architecture due to its location along a primary gateway commercial corridor. Therefore, all four facades of this building must be addressed, as all are visible from various vantage points.
The buildings main entry appropriately fronts onto LaGrange Road and includes architectural signage, a varied façade and signage. A second access door is also shown on the north façade, which fronts onto the pond. The south and north elevation are nearly identical displaying a mix of windows, brick and stone materials. The east façade is the service elevation and shows a service door and a gate for the garbage enclosure. Windows are not practical along this façade because nearly the entire wall consists of a cooler, the garbage dumpster, and dry storage. This area has a lower roof which can be seen on the north and south elevations. The lower roof will provide an additional sense of dimension along the east façade.
Although the elevation is broken up with materials, specifically the stone on the corners, the petitioner will need to also provide substantial landscaping along this elevation to soften the blank wall. Additionally, landscaping is also required along the blank areas of façade along the north and south elevations. The petitioner should consider providing an elevation or sketch showing what the building would look like with the landscaping before the Committee meeting.
The exterior finishes sheet highlights the colors and materials to be used on the building. The mix of neutral colored stone and brick with the red color of the stucco should provide a pleasant color and material balance.
Landscaping/Buffering.
A landscape plan meeting Code requirements, including a bufferyard along LaGrange Road per the original Lowe’s approval, is required and will be reviewed and approved separately. Special consideration should be given to the foundation landscaping and the way in which it adequately screens the blank areas of the north, south and east facades. The parking lot at 107 spaces requires 16 landscape islands. Over 16 islands are provided, meeting code requirements.
The petitioner has submitted a preliminary landscape plan that will be reviewed in more detail as the process moves forward.
Note: This approval is subject to meeting Building Code related items.
This case will go before the Community Development/Building Committee for review prior to being sent to the Board of Trustees for final review/approval.
I move to accept as findings of fact of this Plan Commission the findings of fact set forth in this staff report, dated March 11, 2008,
And
I move to recommend to the Village Board approval of the preliminary site plan titled ‘Red Robin Gourmet Burgers Preliminary Site Plan,’ prepared by Chipman Adams, Ltd, job number 2007-06, dated 02-04-08, most recent revision 02/29/08, sheets PSP 1.0 and A 2.4, A3.0, A3.1 and the material specification sheet dated March 14, 2007, subject to the following conditions”
1) That the petitioner provide substantial foundation landscaping along the east façade and the windowless areas of the north and south facades to buffer the blank walls and that the petitioner provide a sketch of this before the Committee meeting.
2) That the petitioner revise the site plan to reduce the parking stall depth on the southern most row of spaces from 18.5’ to 18’ in order to maximize the landscape area adjacent to the pond.
3) That the petitioner revise the site plan to show the 5’ LaGrange Road sidewalk on the interior of property line.
4) That all final engineering related items are met, including code lighting requirements.
Recommended Action/Motion
PARISI: Moved to accept as findings of fact of this Plan Commission, the findings of fact set forth in the Staff Reports dated March 11, 2008, and moved to recommend to the Village Board, approval of the Preliminary Site Plan entitled “Red Robin Gourmet Burgers Preliminary Site Plan” prepared by Chipman Adams, Ltd., job number 2007-06, dated 2/04/08, most recent revision 2/29/08, sheets PSP 1.0 and A2.4, A3.0, A3.1 and the material specification sheet dated March 14, 2007, subject to the following conditions: (1) that the petitioner provide substantial foundation landscaping along the east façade and the windowless areas of the north and south facades to buffer the blank walls and that the petitioner provide a sketch of this before the Committee meeting; (2) that the petitioner revise the Site Plan to reduce the parking stall depth on the southern most row of spaces from 18.5’ to 18’ in order to maximize the landscape area adjacent to the pond; (3) that the petitioner revise the Site Plan to show the five foot LaGrange Road sidewalk on the interior of property line; and (4) that all final engineering-related items are met, including code lighting requirements.
DZIERWA: Second.