VILLAGE OF HANOVER PARK DEVELOPMENT COMMISSION REGULAR MEETING Municipal Building, Room 214 Hanover Park, IL Thursday, March 9, :00 p.m.

Transcription

1 1. CALL TO ORDER: ROLL CALL 2. PLEDGE OF ALLEGIANCE: 3. ACCEPTANCE OF AGENDA: 4. PRESENTATIONS/REPORTS: None VILLAGE OF HANOVER PARK DEVELOPMENT COMMISSION REGULAR MEETING Municipal Building, Room 214 Hanover Park, IL Thursday, March 9, :00 p.m. AGENDA 5. APPROVAL OF MINUTES: 5-a. Regular meeting Minutes of January 12, ACTION ITEMS: 6-a. Public Hearing: to consider a request by John O Keefe agent for MAO Enterprises, LLC (applicant) on behalf of Menard, Inc. (property owner) for a Special Use Amendment for a drive-through facility and a Special Use Amendment for a major change to the Menard s Planned Unit Development to add building additions, add a dual lane ordering system for the drive-through and reconfigure the site layout for the existing McDonald s restaurant located at 7455 Barrington Road, which will include variations for the lot coverage, parking, signage, building setback and the landscaping regulations, located approximately 150 feet south of the southeast corner of Barrington Road and Bristol Lane. 7. TOWNHALL SESSION: Persons wishing to address the public body must register prior to Call to Order. Please note that public comment is limited to 5 minutes per speaker. 8. OLD BUSINESS (NON-ACTION ITEMS): None

2 9. NEW BUSINESS (NON-ACTION ITEMS):None 10. ADJOURNMENT:

3 VILLAGE OF HANOVER PARK DEVELOPMENT COMMISSION REGULAR MEETING Hanover Park Police Station Community Room 2011 Lake Street Hanover Park, IL Thursday, January 12, :00 p.m. MEETING MINUTES 1. CALL TO ORDER: ROLL CALL Acting Chairperson Aird called meeting to order at 7:01 p.m. PRESENT: ABSENT: ALSO PRESENT: Commissioners: Acting Chairperson James Aird, Arthur Berthelot, Joe Serauskas, and Gary Rasmussen Commissioners: Virginia Wachsmuth, Patrick Watkins, Scot Neil and Parthiv Patel Director Shubhra Govind, Village Planner Patrick Ainsworth, Irene Hill New Lake College, Enya Masangkay New Lake College, Richard Felicelda Star Lab Corp. and Edward Husa Resident from Sierra Blanca Condominiums 2. PLEDGE OF ALLEGIANCE: 3. ACCEPTANCE OF AGENDA: Motion by Commissioner Berthelot, seconded by Commissioner Serauskas. Voice Vote: All AYES. Motion Carried: Agenda Accepted. 4. PRESENTATIONS/REPORTS: None. 1

4 5. APPROVAL OF MINUTES: 5-a. Regular meeting Minutes of December 8, Acting Chairperson Aird requested two changes to the draft Minutes of December 8, Motion by Commissioner Berthelot to approve the Minutes of December 8, 2016 with two corrections, seconded by Commissioner Rasmussen. Voice Vote: All AYES. Motion Carried: Approved the Minutes of December 8, ACTION ITEMS: 6-a. Public Hearing: consider a request by Richard Felicelda from New Lake College Corporation (applicant) on behalf of 1300 Greenbrook, LLC (property owners) for a Special Use for a Commercial School. The applicant is proposing to operate a licensed practical nursing program out of Suite 102, in the building located at 1300 Greenbrook Boulevard, Hanover Park, Illinois. Acting Chairperson Aird: Entertained a motion to open the Public Hearing. Motion by Commissioner Berthelot to open the Public Hearing, seconded by Commissioner Serauskas. Voice Vote: All AYES. Motion Carried: Public Hearing Opened Village Planner Ainsworth presented a PowerPoint presentation and summary of the request before the Commission. He presented the location of the subject property, zoning history, land use, current zoning, and staff analysis to the Commission. The Public Notice was published in the Daily Herald on December 26, Commissioner Serauskas brought up a concern about the recent private colleges that are going bankrupt and leaving their current students with no degree and college debt. 2

5 Commissioner Aird has a comment about the required parking for this use and the applicant s portion of the office building. Acting Chairperson Aird invited any attendees up to the podium to speak on this application: Sworn in: Irene Hill New Lake College (applicant), 1300 Greenbrook Blvd., Hanover Park, IL Ms. Hill discussed her background in the nursing field, education and operating a nursing school. She provided of opening and operating a licensed practical nursing program which requires approval from the Illinois Board of Higher Education as well the Illinois Board of Nurses in regards to a Feasibility Study. This college cannot open until every pertinent Illinois agency approves their curriculum and program. Additionally, the school needs to maintain their student pass rate at 75% or higher in order to not be on a watch list. She summarized the details of the proposed curriculum to become an LPN (Licensed Practical Nurse). Acting Chairperson Aird asked if her program is transferrable to other programs. Mr. Hill explained that once her students would finish her program and would be prepared to take the exam to obtain their LPN license through the State of Illinois. They then take their license and apply for the next program which would be an RN (Registered Nurse) program. Her school will strictly be an LPN program. Commissioner Serauskas asked about Ms. Hill s part in this college and organization. Ms. Hill explained that she will be the Director of the school and her license to be an RN is on the line to ensure that her curriculum is current and that her students are prepared for the standardized test for the LPN. She also gave a detailed history of her 30 year career related to working as a nurse and training future nurses. Commissioner Rasmussen asked what specific activities and equipment will be used in the classroom. Ms. Hill explained the specific activities that will be taught. Students will be taught using mannequins. 3

6 Acting Chairperson Aird asked if her college issues the license for the LPN. Ms. Hill explained that it is the state that administers the test and the license. Her program gets her student ready to take the exam. Commissioner Serauskas asked if New Lake College is an existing school or a new school. Sworn in: Richard Felicelda Star Lab Corp., 9213 Parklane Avenue, Franklin Park, IL Mr. Felicelda explained that he is a partner in this college and gave his background and credentials. He will be the administrator of the college. Ms. Hill also explained that it will be a new entity, but there will be experienced staff that will be running this organization. Commissioner Berthelot asked if there are going to be any chemicals used within the space to teach the students. Ms. Hill stated that there will be no bio-hazardous materials or chemicals used within this school or space. There will be colored water used, but there will be no needles or blood used at any time. Sworn in: Edward Husa, 1285 Bamburg Ct. Hanover Park, IL Mr. Husa asked about traffic generation, traffic patterns, and time of operations. He is on the Board of Directors for the abutting Condominium Association and he is pleased to see the work that was going into 1300 Greenbrook Blvd. building, but he was curious if there is a traffic signal going to be added to Greenbrook Blvd. and Madera Street as part of the applicant s proposal. Planner Ainsworth responded that there is no traffic signal proposed with this application. Acting Chairperson Aird asked Ms. Hill to come back up. Ms. Hill came up and mentioned that the morning classes would be between 9 am and 2:30 pm and the evening classes would be 4 or 5 pm to 10 pm. 4

7 Acting Chairperson Aird entertained a motion to close the Public Hearing. Motion by Commissioner Berthelot, seconded by Commissioner Rasmussen. Voice Vote: All AYES. Motion Carried: Public Hearing Closed. Village Planner Ainsworth presented the Draft Findings of Fact and recommendations to the Commission. Acting Chairperson Aird entertained a Motion to approve the Draft Findings of Fact as amended, Motion by Commissioner Berthelot, seconded by Commissioner Serauskas. Roll Call Vote: AYES: Commissioners: Rasmussen, Serauskas Serauskas and Acting Chairperson Aird NAYS: Commissioners: None ABSENT: Commissioners: Patel, Wachsmuth and Watkins Motion Carried. Acting Chairperson Aird entertained a Motion to recommend approval of the request for Special Use to operate a Commercial School located at 1300 Greenbrook Boulevard, Hanover Park, Illinois from Section as approved in the Draft Findings of Fact and conditions as per staff report, and forward to the Village Board for their consideration. Motion by Commissioner Berthelot to recommend approval of a Special Use for a Commercial School and forward to the Village Board for their consideration, seconded by Commissioner Serauskas. Roll Call Vote: AYES: Commissioners: Rasmussen, Berthelot, Serauskas and Acting Chairperson Aird NAYS: Commissioners: ABSENT: Commissioners: Patel, Wachsmuth and Watkins Motion Carried. Recommend approval. 5

8 7. TOWNHALL SESSION: Persons wishing to address the public body must register prior to Call to Order. Please note that public comment is limited to 5 minutes per speaker. 8. OLD BUSINESS (NON-ACTION ITEMS): None 9. NEW BUSINESS (NON-ACTION ITEMS): 9-a. Community Development Update. None discussed. 10. ADJOURNMENT: Motion by Commissioner Berthelot, seconded by Commissioner Rasmussen. Voice Vote: All AYES. Motion Carried: Meeting adjourned at 7:45 p.m. Recorded and Transcribed by: Patrick Ainsworth, Village Planner this 12 th day of January, 2017 James Aird, Acting Chairperson 6

9 Village of Hanover Park Community & Economic Development Department STAFF MEMORANDUM TO: FROM: Chairman Wachsmuth and Members of the Development Commission Shubhra Govind, Director of Community & Eco. Development Patrick Ainsworth, Village Planner SUBJECT: Public Hearing to amend the Special Use for a Drive-Through Restaurant and to amend the Special Use for a Major Plan Unit Development with variations for the property located at 7455 Barrington Road (McDonald s) ACTION REQUESTED: Approval Denial Information DATE: March 9, 2017 REQUEST SUMMARY The following is scheduled for a public hearing before the Development Commission at 7:00 p.m. on March 9, 2017 in Room 214 of the Municipal Building, 2121 Lake Street: Request by John O Keefe, agent for MAO Enterprises LLC, (applicant) on behalf of Menard, Inc. (property owner) for approval to amend the existing Special Use for a Drive-Through Restaurant and to amend the Special Use for a Major Change to the Planned Unit Development for the Menard s development with variations in order to add building additions, add a dual lane ordering system for the drive-through facility and to reconfigure the site plan for the existing McDonald s restaurant at 7455 Barrington Road. SITE INFORMATION Existing Zoning: B-2, Local Business Existing Land Use: Quick-Serve Restaurant with a Drive-Through Facility Property Size: 32,825 sq. ft. (0.75 acres) PIN: SURROUNDING ZONING AND LAND USES ZONING EXISTING LAND USE NORTH: B-2, Local Business Neighborhood Commercial (Mattress Store) SOUTH: B-2, Local Business Neighborhood Commercial (Medical Clinic) EAST: B-2, Local Business Neighborhood Commercial (Hardware Store) WEST: B-2, Local Business Neighborhood Commercial (Quick-Serve Restaurant)

10 BACKGROUND The subject property is currently located in the Menard s Planned Unit Development with other commercial users such as Menard s, Mattress Firm, Discount Tire and Physicians Immediate Care. The subject site is located approximately 150 feet south of the southeast corner of Barrington Road and Bristol Lane. This property is zoned B-2, Local Business, and is currently improved with a 3,082 square foot McDonald s restaurant with a single drive-through lane and a surface parking lot with 36 off-street spaces. The existing building received a Special Use for the drive-through facility (Ordinance O-98-53) in 1998 when it relocated from the former McDonald s location at 1519 Irving Park Road. The McDonald s building was constructed in the shopping center known as the Tradewinds Shopping Center. The Tradewinds Shopping Center was torn down for redevelopment (although the McDonald s building was not touched during the center s redevelopment) and a new Planned Unit Development for the Menard s development went through the approval process in (Ordinance O-05-30). There have been several amendments to the Menard s Planned Unit Development in recent years, but no amendments resulted in changes to the McDonald s lot. The applicant has owned and operated this McDonald s restaurant for more than one year and has internally improved operations. The applicant is now proposing to make additional improvements both to the interior and exterior of the property with the following features and elements: Add a dual drive-through lane ordering system, Reconfigure the parking lot layout, Add a Play Place addition, Renovate the customer dining areas Upgrade the exterior elevations with a modern design Add an addition to the rear elevation for freezer and dry good storage Add a small building addition to the drive-thru pick-up window Add new landscaping Consistent with the latest McDonald s corporate redesign, the building will contain a mixture of new exterior materials including face brick, Eurowest tile, aluminum accented corrugated metal and an EIFS (exterior insulation finishing system). The building will also feature a new aluminum trellis accenting the entrances as well as large windows along the front and sides. Per Code Section , a drive-through facility in the B-2 zoning district is a Special Use and any amendment to an existing drive-through facility requires a Special Use amendment. Per Code Section , the applicant is proposing a Major Change to an existing Planned Unit Development (PUD), an amendment to the Special Use for the Menard s PUD. STAFF ANALYSIS & DISCUSSSION Compliance with Village Zoning Ordinance The property is currently zoned B-2, Local Business. The applicant is proposing to amend several features of the property which are summarized in the table below: 2

11 7455 Barrington Road (McDonald s) Zoning Requirements Regulation Required Existing Proposed Lot Area 1 acre 0.75 acres 0.75 acres* Lot Coverage 75% 82.85% 84.8%** Floor Area Ratio 0.35 max Building Height 45 feet max 16.9 feet 20 feet Yard: Front 25 feet min 80 feet 50.1 feet North Interior Side 10 feet min 56.6 feet 56.6 feet South Interior Side 10 feet min 67 feet 52.8 feet Rear 25 feet min 32 feet 18.6 feet** Parking: Restaurant 30 spaces (12/1,000sf) 36 spaces 27 spaces** Drive-Through Stacking Signage 8 vehicles (1 st lane), 2 vehicles (2 nd lane) Signage on two elevations maximum 8 Vehicles (1 st lane) 14 Vehicles (1 st lane) 3 Vehicles (2 nd lane) Signage only one the east elevation 7455 Barrington Road (McDonald s) Landscaping Requirements Landscape Regulations Regulation Required Provided Parking Lot Buffer Width 8 setback area 3.2 to 5.8 ** Continuous shrubs, masonry wall, or decorative fence, with ground cover provided Signage on three elevations** Continuous shrubs with ground cover Plantings Parking Lot Interior End of row of parking and Location between parking and drive aisle Provided 50 sq. ft. or more of unused area Area should be landscaped 240 sq. ft. area striped asphalt** 1 per island, or 1 per 15 spaces, Trees whichever is greater 1 per island, 2 per 15 spaces 50% of area planted, remaining Planting mulched Mixture of sod and mulch Foundation Area 5 width along front and sides 16 to 5 + width provided** Planting 50% planted, Continuously planted with a designed to accent building variety of plantings * No variance required, as a variance for lot size was part of the original approvals in 1998 ** Variance requested, as a part of the PUD amendment 3

12 The variances requested and their pertinent Code Section are as follows: - Variation from Section a.(4) to reduce the 25 foot required rear yard setback to 18.6 feet. - Variation from Section c. to allow for 84.8% lot coverage where 75% maximum is allowed. - Variation from Section from the required 30 off-street parking spaces needed for a restaurant use to 27 off-street spaces. 1 - Variation from Section a from the required minimum eight foot parking lot landscape area width to 3.2 to Variation from Section b.(9) from the requirement to improve an area of 50 sq. ft. or greater with sod ground cover, shrubs or trees and allow the area immediately east of the Menard s/mcdonald s freestanding sign to remain a painted asphalt area. - Variation from Section a from the required minimum five foot foundation landscaping area to 16 to 4.9 in certain areas around the building. - Variation from Section 6-8.(a).(1).h. to allow for wall signage on three elevations. The proposed improvements are in keeping with the Planned Unit Development. Discussion on Special Use Request In order for the applicant to apply for a Special Use Amendment, the applicant s proposal should meet the Standards for Review as cited in Code Section This property successfully went through the Special Use process for the same restaurant in The applicant is proposing to improve the site with several new elements and amenities which will both help update the property and increase efficiency for the customers. Staff finds that there will be no adverse impact to the surrounding properties or to the public health safety and welfare as explained in the attached Findings of Fact (Exhibit 1). Additionally, the applicant discusses the full details of the proposed improvements as outlined in the attached Project Narrative (Exhibit 2) and as shown in the attached drawings (Exhibits 3 through 9). Discussion on PUD Amendment Request with Variations The subject property is currently part of a Planned Unit Development for the Menard s development. The proposed improvements call for expansions to the front and back of the restaurant to both increase the amenities to the patrons and add to the kitchen facilities. There are other proposed improvements such as a new ADA compliant sidewalk that will connect the restaurant to Barrington Road, a new bicycle rack to encourage multi-modal transportation and dozens of new plantings to enhance the visual aesthetic of the subject property. A Planned Unit Development allows for flexibility for such developments when physical improvements enhance the public safety and welfare as well as when the proposed improvements will enhance the aesthetic amenities. 1 The McDonald s lot at 7455 Barrington Road contains an active parking agreement with the Menard s lot where employees and patrons from McDonald s are allowed to park their vehicles on the Menard s lot. 4

13 Overall, the applicant has proposed improvements that make the property operate more efficient. The applicant is not proposing any changes to the access of the site. All access to this property comes from the internal road network within the Menard s development. The applicant has requested a variance of three parking spaces with the proposed improvements. With the proposed addition, the property is required to provide 30 off-street parking spaces where 27 spaces are being provided. The parking requirement is determined by multiplying the customer area of the proposed building to the restaurant parking ratio of 12 spaces per 1,000 square feet. Despite the request for the parking variance, there is an active private parking agreement between McDonald s and Menard s where this private parking agreement allows McDonald s employees and patrons to park on the Menard s lot. The applicant requires all of the McDonald s employees to park on the Menard s lot in order to open up the on-site parking for the restaurant customers. While, the applicant is requesting a variance for three off-street parking spaces for the McDonald s lot, the active parking agreement supplements the parking needs of this particular restaurant which results in no concerns from staff. The applicant has also provided data on other McDonald s restaurants in the Project Narrative in situations where parking spaces were lost due to site reconfigurations, but the parking needs did not significantly change as the vast majority of all customers are utilizing the drive-through facilities. The applicant has also requested a variance to all a letter with the content of, M to the east elevation which would result in signage on three elevations where two are allowed. The total area of all signage (64 sq. ft.) will be less than the maximum allowable signage allowed (90 sq. ft.). Compliance with Village Plans and Studies Comprehensive Plan The Village of Hanover Park s Comprehensive Plan, adopted in 2010, lays out the vision for future development within the community. This vision is guided by analyzing current conditions and assessing future development trends which in turn helps the Village make informed decisions on development and redevelopment proposals. On numerous occasions, the Comprehensive Plan cites the need to update aging commercial properties. Those general citations/recommendations are as follows: Page 44 Goal 1.1 Foster a diverse property and sales tax base that expands the Village s supply of goods and services and increases employment opportunities within Hanover Park o Maintain a cooperative relationship with existing business to encourage the sharing of information and build public/private partnerships to facilitate sustainable economic development in Hanover Park. Page 44 Goal 1.2 Provide business locations offering high visibility and convenient access to encourage residents to seek employment in Hanover Park and to shop locally for goods and services. o Encourage commercial site design that promotes cross access between adjacent uses to facilitate safe and efficient movement for customers and alleviate excess traffic on the road network. o Promote business opportunities that match the desired character of Hanover Park s commercial districts. Page 47 Goal 3.4 Enhance the appearance of properties and structures in Hanover Park in order to foster positive civic pride promote economic development opportunities, and increase property values. 5

14 o Enhance the appearance of all properties along prime community corridors including Barrington Road. Irving Park Road Corridor Study The Irving Park Road Corridor Study identified the Irving Park Road and Barrington Road intersection as a power-center for retail and that efforts to support existing successful businesses is highly encouraged as it will result in attracting more shoppers to this area. Modernizing this particular McDonald s restaurant will also help maintain and strengthen the quality of tenants which is also recommended in the Study. This is the last parcel within the Menard s development that has not seen either redevelopment or modernization since the Tradewinds Shopping Center was torn down in The proposed improvements made to this parcel will result in a modern shopping area that will serve as a model of modernization/redevelopment for commercial properties within the Village. The proposed improvements associated with this application are consistent with the Village s adopted plans. STAFF REVIEW As part of the Development Commission Application review process, the following departments reviewed the proposed drawings: Fire Department, Inspectional Services, Public Works, Police Department and Community and Economic Development. All staff review comments have been incorporated into the drawings and/or conditions associated with this application. PUBLIC COMMENT To date, staff has received no inquiries and no written public comments related to the application. RECOMMENDATION Move to recommend approval of the request and adopt the draft Findings of Fact recommending approval for an amendment to a Special Use for a drive-through facility, with the following conditions: 1. The Special Use shall substantially conform to the staff report dated March 9, 2017, the engineering and landscaping drawings prepared by Watermark Engineering dated February 22, 2017, and the architectural drawings prepared by Lingle Design Group dated February 22, 2017, except as such plans and drawings may be amended to conform to all applicable codes and ordinances. 2. That the signage on the third elevation does not exceed the area of the signage on the second wall. ATTACHMENTS Exhibit 1 Draft Findings of Fact Exhibit 2 Applicant s Project Narrative Exhibit 3 Plat of Survey Exhibit 4 Site Plan Exhibit 5 Floor Plan Exhibit 6 Engineering Drawings Exhibit 7 Elevation Drawings Exhibit 8 Landscape Plan Exhibit 9 Sign Details 6

15 Exhibit 1 DRAFT DEVELOPMENT COMMISSION FINDINGS OF FACT 7455 BARRINGTON ROAD SPECIAL USE AMENDMENT FOR A DRIVE-THROUGH AND MAJOR CHANGE TO PLANNED UNIT DEVELOPMENT I. Subject Request by John O Keefe, agent for MAO Enterprises LLC, (applicant) on behalf of Menard, Inc. (property owner) for approval to amend the existing Special Use for a Drive-Through Restaurant and to amend the Special Use for a Major Change to the Planned Unit Development for the Menard s Shopping Center with variations in order to add building additions, add a dual lane ordering system for the drive-through facility and to reconfigure the site plan for the existing McDonald s restaurant at 7455 Barrington Road. The requested variations are as follows: - Variation from Section a.(4) to reduce the 25 foot required rear yard setback to 18.6 feet. - Variation from Section c. to allow for 84.8% lot coverage where 75% maximum is allowed. - Variation from Section from the required 30 off-street parking spaces needed for a restaurant use to 27 off-street spaces. - Variation from Section a from the required minimum eight foot parking lot landscape area width to 3.2 to Variation from Section b.(9) from the requirement to improve an area of 50 sq. ft. or greater with sod ground cover, shrubs or trees and allow the area immediately east of the Menard s/mcdonald s freestanding sign to remain a painted asphalt area. - Variation from Section a from the required minimum five foot foundation landscaping area to 16 to 4.9 in certain areas around the building. - Variation from Section 6-8.(a).(1).h. to allow for wall signage on three elevations. II. Findings On March 9, 2017, after due notice as required by law, the Hanover Park Development Commission held a public hearing on the subject request concerning the Special Use Amendment and a Special Use Amendment for a Major Change to the Planned Unit Development Plan. objectors appeared and written objections were filed. The Development Commission has made the following findings regarding the request:

16 A. Ownership and Site Exhibit 1 The site of the planned unit development is under single ownership and unified control by Menard, Inc. B. Consistency with Comprehensive Plan The proposed improvements are consistent with the policies, goals, objectives and recommendations of the Comprehensive Plan to foster a diverse property and sales tax base that expands the Village s supply of goods and services and increases employment opportunities. The proposed improvements also advances the goals in the Comprehensive Plan by updating a commercial building with modern materials which will foster a sense of civic pride. It is also generally in conformance with the recommendations of the Irving Park Corridor Study to reduce vacancies, encourage complimentary retail uses, and create quality new development that projects a positive image for the community. C. Compatibility All adjacent properties are zoned B-2, Local Business. This is an existing commercial use and is consistent with the surrounding properties as all other abutting properties are commercial retail. Three of the abutting properties are in the same development and are under the same Planned Unit Development Plan. The proposed use and improvements are compatible with the adjacent properties. D. Parking Requirements The required off-street parking falls under the restaurant use ratio which would yield 30 spaces for the subject property based on the proposed expansion. The proposed design will yield 27 parking spaces; however, a parking easement agreement exists between the McDonald s lot and the Menard s lot where all McDonald s currently employees park. Additionally, five addition off-street parking spaces are immediately adjacent to the east property line of the McDonald s lot to supplement the parking needs for this lot. The number of spaces on the lot, immediately adjacent to the McDonald s lot and the Menard s parking spaces that can be used by both McDonald s employees and patrons due to the parking agreement will adequately serve the proposed improvements. E. Traffic There are no ingress and egress modifications being made as part of the proposed improvements. Adequate provisions have been designed to provide ingress and egress to minimize traffic congestions on the public streets. Multiple points of ingress and egress are provided to the site utilizing existing common access drives. The addition of the two lane ordering system and the additional pick-up window will increase efficiency for patrons utilizing the drive-through facilities which will result in less vehicles queued in the drive-through lane. This will also reduce the potential for congestion in the parking lot and access drives. Moreover, the applicant is implementing multi-modal transportation enhancements such as a new ADA compliant sidewalk and a bicycle rack to encourage nearby patrons to access the site through means other than by vehicle.

17 F. General Design Exhibit 1 The planned unit development is designed so as to support, enhance, and protect the public health, safety, comfort, or general welfare. The proposal will be in the public interest with regards to the following: (1) The proposed plan is consistent with the stated purpose of the planned unit development regulations, allowing a flexibility of regulations for a quality development, providing overall benefit to the Village. (2) The proposed plan meets the standards and requirements of the planned unit development regulations. (3) The proposed plan meets the zoning and subdivision regulations applicable to the subject property, including floor area ratio, height and use; except with regards to parking, landscaping, setback and lot coverage. A small variance from the lot coverage requirement is proposed due to the existence of a common access drive onsite. (4) The proposed improvements make adequate provisions for public services, provides adequate control over vehicular traffic, does not impact adjacent open space, and does not negatively impact the amenities of light and air, recreation and visual enjoyment. The site is designed so as to mitigate potential off-site impacts and allow for the use to be fully served onsite. (5) The proposed plan will relate to and be compatible with the abutting properties and neighborhood. The proposed improvements will enhance an existing restaurant that correlates with the other commercial lots in the planned unit development. (6) The proposed plan will be desirable to the physical development, tax base, and economic well-being of the entire community. The proposal will bring quality improvements, which will increase the tax base and strengthen the economic well-being of the surrounding shopping area and community overall. G. Conditions and Restrictions There are several requirements that the applicant must accomplish in order to both construct the proposed improvements and protect the interests of the surrounding property owners, residents and the general public. The requested conditions will ensure that the proposed development continues to provide benefits to the public. The impact of the project will result in numerous positive improvements to the site. Special Use Standards for Approval A. Public Health, Safety, and Welfare The proposed special use will not negatively impact the public health, safety or welfare of the community. The proposed improvements adds to the public safety and general welfare by providing improvements to the site that will enhance the efficiency of the drive-through system, which, in turn, will reduce any potential for back-up on the adjacent drive-aisles. Additionally, the proposed Play Place will add a recreational amenity to this shopping center that does not currently exist within the vicinity.

18 B. Surrounding Property Use and Value Exhibit 1 The proposed development will not negatively impact the use or value of other property in the immediate vicinity. The applicant has designed the proposed site enhancements to maintain compatibility with the surrounding land uses. The proposed improvements will enhance the subject property which, in turn, will assist with property values of the surrounding properties. C. Conformance with Comprehensive Plan The proposed development is in conformance with the goals and objectives set forth in the Comprehensive Plan. The Comprehensive Plan specifically recommends to foster a diverse economic base by encouraging good site design and to enhance the visual appearance of commercial properties to help promote civic pride. The applicant is proposing to update and renovate several elements on the property to help modernize the site. The improvements will lead to a more efficient drive-through and increase the level of amenities offered to the patrons. Moreover, the modernization of this property will enhance a shopping area that has experienced complete redevelopment or modernization within the last ten years. This level of investment will serve as a model for the rest of the commercial retail properties within the Village. D. Development and Improvement of Surrounding Property The proposed development will not impede the normal and orderly development and improvement of the surrounding properties as all abutting properties are already developed as commercial uses. The proposed development may encourage nearby commercial properties to update and potentially redevelop to better serve this area. E. Utilities, Access Roads, and Drainage The proposed development has been reviewed by all applicable departments and staff including the Village Engineer and the Public Works Department. No public utilities will be impacted by the proposed site improvements. All improvements will meet Village standards. F. Traffic Impact The property is already built out and has shared access onto Barrington Road and Irving Park Road. The applicant is not proposing to add or adjust the curb cuts onto the public right-of-way which will not impede traffic on the surrounding road network. Moreover, the applicant is proposing to connect the sidewalk on the property to the sidewalk system on Barrington Road to enhance the pedestrian access to the subject property. This improvement will encourage customers to access the property without the use of a vehicle. G. Conform to all Regulations The applicant s proposed site improvements will conform to the Zoning Codes and all except the regulations previously identified. This property is part of a Planned Unit Development which allows for flexibility in order to receive a mix of uses with high aesthetic amenities. Moreover, the applicant has worked extensively with Village Staff to ensure that the proposed improvements meet and/or exceed the Village s standards.

19 Exhibit 1 H. Minimize Adverse Impacts on Abutting Properties The proposed site improvements will minimize any adverse impacts on the abutting properties as the proposed improvements will help make this property even more efficient in serving their customers. The surrounding properties are already development and the applicant s improvements will bring the McDonald s restaurant building up to an aesthetic level that will match the surrounding properties. This in turn will have a positive impact on the general image of the corridor. Moreover, the Village of Hanover Park updated the commercial landscaping requirements in 2014 in order to increase the level of screening for properties that undergo site improvements. Therefore, the applicant is bringing the property s landscaping up to code with the proposed improvements as required by the Zoning Ordinance. In turn, these improvements will ensure that any impacts are reduced to a minimum. III. Recommendations Accordingly, by a vote of to, the Development Commission recommends approval of the request, subject to the following conditions: 1. The Special Use shall substantially conform to the staff report dated March 9, 2017, the engineering and landscaping drawings prepared by Watermark Engineering dated February 22, 2017, and the architectural drawings prepared by Lingle Design Group dated February 22, 2017, except as such plans and drawings may be amended to conform to all applicable codes and ordinances. 2. That the signage on the third elevation does not exceed the area of the signage on the second wall.

20 February 22, 2017 Via In-house delivery Hanover Park Development Commission Village of Hanover Park Municipal Building, Room Lake Street Hanover Park, IL RE: McDonald s 7455 Barrington Road, Hanover Park, IL WER# Project Narrative Dear Hanover Park Development Commission, The existing McDonald s building and site is part of a PUD built in 1999 and was a relocation for an existing McDonald s located at 1519 Irving Park Road. As part of that relocation, Tradewinds Shopping Center created a new lot to accommodate the McDonald s where it currently exists. The subject site is located on the east side of Barrington Road and west of the existing Menard s that currently anchors the existing shopping center. The subject site is situated north of the Tradewinds Shopping Center primary Barrington Road entrance and south of an access drive that leads to the Tradewinds Shopping Center as well. The existing development includes a one-way counterclockwise circulation pattern around the entire perimeter of the site. There is an existing two-way entrance/exit at the northwest corner of the subject site that allows direct access from Barrington Road. One-way in and one-way out access points are existing along the east side of McDonald s site that allows access from this existing shopping center. The existing subject building is 3,082 s.f. and has seating capacity for 72 patrons. The building currently has an existing pay window and pick up window. The existing drive-thru layout consist of two in-line menu boards, two customer order points and one gateway vehicular detector. The existing in-line tandem drive-thru configuration has the capacity of 8 cars from pick-up window to customer order points. The current existing drive-thru percentage is 69% of total sales. The existing subject site has the parking capacity of 36 existing stalls with 2 existing stalls being ADA accessible. The subject site currently has a private parking agreement between McDonald s and Menard s that allows McDonald s employees to utilize parking facilities on the Menard s lot. McDonald s Management has enforced the use of approximately 15 off-site parking stalls for its employees in order to keep prime parking available for customers. Although highly unlikely, in the event that the existing 36 parking stalls plus 5 off-site parking stalls immediately to the East of the McDonald s site are completely being utilized by customers, the customers have the option of utilizing the Menard s parking lot for parking as well. The applicant is proposing to remodel the existing McDonald s building and implement site improvements. The building remodel will increase the existing building from 3,082 s.f. to 4,999 s.f. increasing the building by 1,917 s.f. Of the 1,917 s.f. total, 696 s.f. is for dry storage, cooler, freezer as the current existing is not adequate for today's sales. 230 s.f. of the 1,917 s.f. addition is being lost for new McCafe cell that has a long hallway with a pull forward window and a cash booth to make our drive thru more efficient. These numbers do not have an impact on McDonald s parking needs. The total permanent storage and kitchen facilities areas will be 2,471 s.f. The building remodel includes a new 373 s.f. McDonald s PlayPlace, new cash booth addition, pick-up window, pull-forward window and new freezer/cooler addition. The proposed interior remodel includes new floor/ wall finishes, new acoustical ceiling and lights, and new décor (furniture and millwork) throughout the dining room. Remodel of the restrooms to meet accessibility clearances. New front counters and millwork.

21 Project Narrative McDonald s Hanover Park Page 2 The applicant is requesting a rear yard setback as part of the building renovations. The existing trash corral and shed will be updated to match the building. The applicant is requesting wall signage on 3 elevations as part of the Development Commission Application request. The proposed building remodel will also include the addition of a fire line for a fire suppression system. In addition to the building remodel, the applicant is proposing site improvements that will coincide with the building remodel. A proposed side-by-side dual order system will be implemented. This will include two drive-thru lanes that will merge into one lane that will lead to the cash booth. Each lane will contain a menu board and customer order display with canopy. The island separating the lanes will contain the double gateway vehicular detector bar that will facilitate efficiency by sequencing and ordering. The drive-thru will have a capacity of 14 cars from the pick-up window point to the order points versus 8 in the existing configuration. McDonald s has also implemented a third, or otherwise known as pull-forward window to the proposed building remodel to facilitate orders that have the potential for delaying the drive-thru. In this case, the customer can pull forward to wait for service while the drive-thru continues to operate safely and efficiently. The McDonald s also has 2 pull-forward stalls on the north side of the site to facilitate any ordering delays as well. Other site improvements include relocated flag pole, new bike rack, upgraded sidewalks for accessibility, upgraded and refreshed landscaping and an ADA connection to Barrington Road R.O.W. The subject site will continue to have the one-way counterclockwise circulation pattern around the perimeter of the site. The existing two-way entrance/exit at the northwest corner of the subject site that allows direct access from Barrington Road will remain unmodified. The one-way in and one-way out access points on the existing east side of McDonald s site will remain intact to continue to allow access from the existing shopping center. The proposed parking for the McDonald s site will be 27 parking stalls which includes 2 stalls for ADA accessibility. Even though the building and site improvements result in a loss of 9 parking stalls, there are 5 existing parking stalls immediately adjacent to the McDonald s site on the east side west of the existing access road. As mentioned previously, McDonald s and Menard s have an agreement in place that allows McDonald s employees to utilize parking facilities on the Menard s lot. McDonald s Management will continue to enforce the use of approximately 15 off-site parking stalls in order to keep prime parking available for customers. Although highly unlikely, in the event that the 27 parking stalls plus 5 parking stalls immediately to the East of the McDonald s site are completely being utilized by customers, the customers have the option of utilizing the Menard s parking lot for parking as well. McDonald s anticipates the drive-thru percentage to increase from 69% to anywhere between % of total sales. Please review the attached Parking Reduction Request regarding a side-by-side drive-thru configuration and PlayPlace addition for the McDonald s Restaurant for examples of existing parking count studies. The applicant is requesting variations as part of the building renovations and site improvements. The request shall include a parking variation for the proposed 27 on-site parking stalls versus required 30 on-site parking stalls. Requesting a variation for an 18.6 rear yard setback versus required 25 rear yard setback as part of the building renovations and a variation for 3 building wall signs versus 2 building wall signs as part of the building renovations. The request also includes a variation for 8 minimum landscape perimeter landscape width. The existing perimeter widths are as follows: 3.2 on north side, 3.3 on east side, 5.4 on south side, and 5.1 on west side. Requesting variance for proposed 240 s.f. of striped area versus 50 s.f. for abutting parking spaces, 4 of proposed foundation landscaping width versus 5 required width and 84.8% of proposed coverage versus 75% required lot coverage. In conclusion, the proposed building remodel which includes a new cash booth, side-by-side dual drive-thru implementation, pull-forward window, and the other aforementioned improvements will lead to increased efficiencies in the building and drive-thru. The results will be a safer and more efficient on-site circulation system that will eliminate the potential of peak hour back-up onto the adjacent streets, etc. These efficiencies will lead to increase loyalty from McDonald s patrons and increased tax revenues for the Village.

22 Project Narrative McDonald s Hanover Park Page 3 I hope this narrative meets with your approval. Please contact our office should you have any questions. Sincerely, WATERMARK ENGINEERING RESOURCES, LTD. Kenneth Sack Project Designer KS:jn

23

24

25

26

27

28

29

30

31

32 February 22, 2017 PUD Standards for Approval (1) The proposed plan is consistent with the stated purpose of the Planned Unit Development regulations allowing a flexibility for a quality remodel of the existing building and site improvements. The proposed improvements to the existing McDonald s building and site will provide an overall benefit to the Village in the short term and for years to come. (2) The proposed plan meets the standards and requirements of the Planned Unit Development regulations, with exception of the lot coverage, landscaping, 25 rear building setback, building signage and parking. Note that there is a parking agreement with Menard s regarding shared access which has allowed McDonald s employees to park off-site and opens up parking to the patrons. (3) The proposed plan departs from the zoning regulations otherwise applicable to the subject property, including lot coverage, landscaping, parking, and rear building setback. (4) The physical design of the proposed plan makes adequate provisions for public services, provides adequate control over vehicular traffic, provides for and protects designated common space, and does not negatively impact the amenities of light and air, recreation and visual enjoyment. The site is designed to enhance the customer overall experience with the addition of a McDonald s Playplace, upgraded ADA design for accessibility and increased efficiencies to the drive-thru experience. The site is designed so as to mitigate potential off-site impacts and allow for the use to be fully served onsite. (5) The proposed plan will enhance the existing McDonald s restaurant that has served Hanover Park for many years. The proposed plan will continue to relate and be compatible with the abutting properties and neighborhood. The proposed building remodel, upgraded ADA accessibility and state of the art side-by-side drive-thru system will complement the other commercial out lots in the planned unit development. The proposed improvements have been designed, will be constructed and operated with the existing use and will not alter the essential character of the locality. (6) The proposed plan will be desirable to the physical development, tax base, and economic well-being of the entire community. The proposal will bring a quality, newly renovated design to the existing building, upgrade the ADA site accessibility, a new state of the art side-by-side drive-thru system that will increase the tax base and strengthen the economic well-being of the surrounding shopping area and community overall. The proposed improvements represent a significant reinvestment in the property. McDonald s 7455 Barrington Road, Hanover Park WER #13-013

33 February 22, 2017 Special Use Standards for Approval (1) Public Health, Safety, and Welfare The proposed special use request will not have a detrimental impact or endanger the public health, safety, morals, comfort or general welfare of the community. The applicant will be enhancing and improving the existing building and site with the following upgrades: complete remodel of exterior building that includes a new Playplace, implement new side by side drive-thru system to increase drive-thru efficiencies and decrease vehicular stacking, and update ADA accessible areas. In addition, the applicant will refresh the landscaping around the building and site which will enhance the property and advance the public health, safety, morals, comfort and general welfare. (2) Surrounding Property Use and Value The proposed development will not negatively impact the use or value of other property in the immediate vicinity. The applicant is not changing the existing use for the site. In fact, the applicant is improving the existing site. The proposed development will use quality building materials and finishes that will enhance the subject property which in turn should raise nearby property values by reinvesting in the proposed remodel and site improvements. (3) Conformance with Comprehensive Plan The establishment of the special use will support the policies, goals, objectives and plans of the comprehensive plan of the Village. The proposal will bring a quality renovated building using quality materials, upgrade ADA accessibility, and a new state of the art drive thru system that is designed to mitigate potential off site impacts and allow for the use to be fully serviced on-site. The other commercial retailers in the planned unit development and community will benefit from the improvements as well. (4) Development and Improvement of Surrounding Property The proposed development will not impede the normal and orderly development and improvement of the surrounding properties. All abutting properties are already developed as commercial sites. The proposed improvements have been designed, constructed and operated to be compatible with the existing use and will not alter the essential character of the locality. The proposed improvements and upgrades will better serve this area. (5) Utilities, Access Roads, and Drainage The proposed remodel of the existing building will include a new fire sprinkler line for fire suppression. The existing storm and sanitary systems will remain intact and function as they did previous to the site improvements, etc. All improvements including stormwater McDonald s 7455 Barrington Road, Hanover Park WER #

34 February 22, 2017 and drainage will meet Village requirements. The existing access points to the existing site will remain in place as well. No additional access points are being proposed. (6) Traffic Impact As part of the building remodel, the applicant is implementing a side by side drive-thru system. The state the art drive thru system is designed to mitigate potential off site impacts and allow for the use to be fully serviced on-site. The addition of the side by side drive-thru system will decrease the possibility of vehicular stacking to existing access points. The side by side drive-thru system will provide shorter service times by increasing drive-thru efficiencies. With the increase in efficiencies, vehicular stacking will decrease, therefore increasing customer satisfaction as well as safety. (7) Conform to All Regulations The applicant s proposed building remodel and proposed site improvements will conform to applicable regulations and codes. The applicant will work with Village staff to ensure that the proposed improvements meet or exceed Village standards. (8) Minimize Adverse Impacts on Abutting Properties The proposed building remodel and site improvements will minimize any adverse impacts on the abutting properties by not relocating or modifying any of the access points to the existing McDonald s. The addition of the side by side drive-thru system will decrease the possibility of vehicular stacking to existing access points. A new state of the art drive thru system that will be implemented to mitigate potential off site impacts and allow for the use to be fully serviced on-site. In addition, the applicant is upgrading the site to ADA standards which include an ADA route from the sidewalk along Barrington Road. McDonald s 7455 Barrington Road, Hanover Park WER #

35

36

37

38 Exhibit 4

39 BARRINGTON RD HANOVER PARK, IL D C B A D C B REVISIONS: # DATE: DESCRIPTION: 1 2/22/17 ZONING REVIEW A ALL DRAWINGS AND WRITTEN MATERIAL CONTAINED HEREIN ARE THE PROPERTY OF THE LINGLE DESIGN GROUP, INC. THEY MAY NOT BE REVISED, COPIED, REUSED, OR DISCLOSED IN ANY MANNER WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT. McDonald's USA, LLC LingleDesignGroup,Inc 158 West Main Street Lena, IL W. Evans Ave. Englewood, CO Phone: Fax: Lingle Design Group,inc PROJECT NUMBER: DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER: XX/XX/ JMK CLL ISSUED DATE: XX/XX/2016 CONSTRUCTION PLAN, NOTES & DETAILS A1.0

40

41

42 BARRINGTON RD HANOVER PARK, IL D C B A D C B REVISIONS: # DATE: DESCRIPTION: 1 2/22/17 ZONING REVIEW A ALL DRAWINGS AND WRITTEN MATERIAL CONTAINED HEREIN ARE THE PROPERTY OF THE LINGLE DESIGN GROUP, INC. THEY MAY NOT BE REVISED, COPIED, REUSED, OR DISCLOSED IN ANY MANNER WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT. McDonald's USA, LLC LingleDesignGroup,Inc 158 West Main Street Lena, IL W. Evans Ave. Englewood, CO Phone: Fax: Lingle Design Group,inc PROJECT NUMBER: DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER: XX/XX/ JMK CLL ISSUED DATE: XX/XX/2016 EXTERIOR ELEVATIONS A2.1

43 7455 BARRINGTON RD HANOVER PARK, IL D C B A Welcome D C B REVISIONS: # DATE: DESCRIPTION: 1 2/22/17 ZONING REVIEW A ALL DRAWINGS AND WRITTEN MATERIAL CONTAINED HEREIN ARE THE PROPERTY OF THE LINGLE DESIGN GROUP, INC. THEY MAY NOT BE REVISED, COPIED, REUSED, OR DISCLOSED IN ANY MANNER WITHOUT WRITTEN AUTHORIZATION FROM THE ARCHITECT. McDonald's USA, LLC LingleDesignGroup,Inc 158 West Main Street Lena, IL W. Evans Ave. Englewood, CO Phone: Fax: Lingle Design Group,inc PROJECT NUMBER: DRAWN BY: CHECKED BY: SHEET TITLE: SHEET NUMBER: XX/XX/ JMK CLL ISSUED DATE: XX/XX/2016 EXTERIOR ELEVATIONS A2.0

44 Aluminum Trellis Metal Canopy Glazing Corrugated Metal Eurowest Tile Nichiha Vintage Wood Thin Brick New EIFS_Paint New Brick_Paint West Elevation Glazing Nichiha Vintage Wood Metal Canopy Thin Brick Aluminum Trellis Existing Brick Eurowest Tile Existing EIFS_Paint New Brick_Paint Corrugated Metal New EIFS_Paint South Elevation Imagine Create Excite McDonald s 7455 Barrington Rd. Hanover Park, IL Date: 2/22/2017

45 Eurowest Tile Aluminum Trellis Existing EIFS_Paint New EIFS_Paint New EIFS_Paint New Brick_Paint Existing Brick_Paint New Brick_Paint East Elevation Aluminum Trellis Aluminum Trellis Existing EIFS_Paint Nichiha Vintage Wood Aluminum Canopy Existing Brick Existing EIFS_Paint Corrugated Metal New EIFS_Paint Thin Brick Glazing North Elevation Imagine Create Excite McDonald s 7455 Barrington Rd. Hanover Park, IL Date: 2/22/2017