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HomeMy WebLinkAboutPLAN COMMISSION - 11/07/2001 - DUNKIN DONUTS/HIGGINS & KING V V Ell,Grove Village Plan Commission Minutes November 7, 2001 Present: J. Glass, Chairman P. Ayers F. Geinosky E. Hauser C. Henrici J. Meyers D. Paliganoff D. Sokolowski T. Thompson Absent: None Staff: P.Vadopalas, Assistant to the Village Manager M. Pye, Asst. Director of Engineering S. Trudan, Asst. Dir. of Community Development Petitioners: P. Cohen,Deiss Design Group, Architect S. Daniels, Allied Domecq Chairman Glass called the meeting to order at 8:00 p.m. Item 1: October 17 Meeting Minutes Commissioner Henrici moved to recommend approval of the minutes from the October 3 meeting as written. Commissioner Geinosky seconded the motion. Upon voting(Glass, Ayers, Geinosky, Hauser, Henrici, Meyers,Paliganoff,Sokolowski,Thompson, AYES) the motion carried. Item 2: Dunkin' Donuts Rezoning -- Higgins and King Chairman Glass read the petition for the record and announced that the petition for rezoning was continued from October 3,and the petitioner was asked to explain what modifications had been made to the site plan since the last meeting. P. Cohen stated the building orientation was modified on a revised site plan to address the concerns of the Plan Commission, and had been submitted to staff for review. After the review, staff recommended an alternate building orientation, which has been provided to the Plan Commission. Cohen explained that the Plan Commission suggested the building be rotated 40-degrees to provide a direct route from the drive-thru lane to King Street, thereby eliminating the need for motorists to conduct a three- point turn out of the drive-thru lane. This was done on a revised site plan. However, the primary staff concern with this revision was with decreased stacking space that could potentially lead to vehicle traffic backing up onto Higgins Road. Staff developed an alternative site plan that returned the building to its original orientation,but improved internal vehicle circulation and included the addition of a bypass lane as the Plan Commission suggested. Cohen explained that the petitioner has no objections to the plan as crafted by Village staff. - I - Cohen stated the Plan Commission suggested that a screening fence be installed along the northern property line, and such a fence is now shown on the site plan. Cohen recapped the Plan Commission's concerns about the ability of garbage trucks to circulate through the parking lot and mix with customer traffic. The petitigner has since contacted waste haulers that serve the Village's commercial customers and determined that garbage pickups can be scheduled for the early morning hours. For example, garbage service can be scheduled for the 4:00 a.m. to 6:00 a.m.period, and food deliveries scheduled for 4:00 to 5:30 a.m., thereby not interfering with their breakfast customers. Cohen stated he clarified this arrangement with the Village Health Services Office and found no objections to this pick up schedule. Cohen distributed copies of a site plan that are based on staffs suggested site layout. Cohen explained that the need for a three-point tutu out of the drive-thru lane has been eliminated by relocating parking spaces from the west side of the site to the east side. An'escape'lane has been added to the north of the building that eliminates concerns about traffic circulation during busy hours. Cohen stated that the addition of the bypass lane provides sufficient area to comply with the Village's loading area requirement,if the loading area can be designated within the bypass lane. Cohen stated the loading area would be utilized during the slower business hours, when the bypass lane would not be needed. Chairman Glass opened the hearing to questions from the Commissioners. Commissioner Hauser questioned the reference to Baskin Robbins on the proposed signage plan. Cohen explained that some of their developments include Baskin Robbins, though this one will not. The inclusion of Baskin Robbins is an oversight that will be corrected. Commissioner Hauser noted that signboard dimensions appear to conflict in different sections of the plan. Cohen responded that the inadvertent addition of Baskin Robbins to some of the proposed signs causes the size discrepancy. Once the reference to Baskin Robbins is removed from all proposed signage, the dimension issue will be corrected. Commissioner Hauser expressed his desire for a monument sign to be planned for this site as an alternative to the proposed pylon sign. Cohen responded that the pylon sign was designed to meet visibility requirements at the intersection and to provide required clearance. S.Trudan stated the maximum permitted height of monument signs is 6-feet. Cohen repeated the need for clearance underneath the sign. Commissioner Hauser stated he would prefer a monument sign if it can be engineered to meet visibility requirements. Commissioner Gemosky questioned if vehicles in the stacking lane would block vehicles parked in adjacent spaces. Cohen stated this could occur,however it is a common issue that becomes a courtesy issue with customers entering and leaving the business. Commissioner Gemosky noted the landscaping planned along to the north of the building does not include any breaks for employees to walk between the building and the loading area, should the bypass plane be approved to serve as the loading area. Cohen noted this on his plan and responded the final plan will include a sidewalk between the loading area and the rear entrance to the building. Commissioner Gemosky asked for an estimate on.the construction schedule. B. Daniels stated they expect to begin the reconstruction process in early March of 2002. The build out period is expected to last 90 days. Once construction is completed, another three weeks would be needed to prepare the store for its opening. Commissioner Gemosky asked for information on the lighting plan for the site. Cohen stated a spectrographic analysis would be provided to the Village that shows no substantial spillover of light onto neighboring properties, and that the light level will not exceed code restrictions. Commissioner Thompson offered his criticism of the architect's inability to resolve the concerns of the Plan Commission without significant contributions from Village staff. Cohen responded the Village has been very cooperative in assisting with this planning project,and stated staff developed an excellent solution to the site concerns expressed by the Plan Commission. Commissioner Paliganoff requested additional information about the contractual relationship between the franchise and the other businesses that will serve:it. Daniels explained the waste hauling would be conducted as any other commercial customer that enters into an agreement with a hauler. The delivery of food and supplies is arranged with a distribution center sewing these stores in the region. The distributor develops a standard schedule for deliveries to each location, and the actual time period has already been confirmed, and previously testified to the Plan Commission. Commissioner Paliganoff asked how long this store would be closed during the demolition and reconstruction process. Cohen responded approximately 120 days. Chairman Glass asked if staff had any comments. S.Trudan stated the plan developed by staff was a logical solution to the traffic circulation issues expressed by the Plan Commission. Staff feels the current layout provides necessary space for parking, for a loading area,and for stacking spaces and drive-thru traffic. Commissioner Meyers questioned the petitioner's intent to compensate the Village for designing the site. Cohen responded that pre-planning and work sessions are usually conducted with staff at other municipalities. The submittal and review process that lead to this final plan was the result of professional experience on the part of staff and the petitioner. Chairman Glass asked if the petitioner is charged a fee for staff review. Trudan responded a flat rate is charged for all plan reviews. Commissioner Ayers concurred with Commissioner Thompson's comment that the petitioner offered minimal attention to the specific site issues on this property and that staff provided an inordinate amount of design service to the petitioner. Chairman Glass stated the remaining variations are not significant concerns to the Plan Commission. The reduced stacking spaces(7 instead of 12) should:not create any circulation issues with the final site configuration. The parking space reduction(26 instead of 27) is not a substantial concern. Designating the loading area to be within the bypass lane is reasonable, given that the loading area will only be used during the early morning hours when few vehicles will be on site. Commissioner Thompson suggested that a "Do Not Enter" be installed to prevent motorists eastbound off King Street from entering the bypass lane. Cohen stated it would be added to the signage plan. There being no further questions or comments,Chairman Glass asked for a motion on the petition. Commissioner Geinosky moved to recommend approval to rezone the property located at 700 Higgins Road from B-1 to B-3 zoning for the operation of a 24-hour Dunkin' Donuts/Togo's sandwich store with a drive-thru facility and to recommend granting the following variations: • Reduce required parking spaces from 27 to 26; and • Reduce the minimum number of stacking spaces in the drive-thru lane from 12 to 7. Commissioner Thompson seconded the motion. Upon voting (Glass, Ayers, Geinosky, Hauser, Henrici,Meyers, Paliganoff,Sokolowski,Thompson,AYES) the motion carried. - 3 - Chairman Glass reminded the petitioner that the Plan Commission would still need to review the Landscape Plan and the Signage Plan. Chairman Glass further suggested the petitioner give serious consideration to designing a monument sign rather than a freestanding sign. Item 4: Adjournment Commissioner Ayers moved to adjourn and Commissioner Paliganoff seconded the motion. Upon voting (Glass, Ayers, Geinosky,Hauser,Henrioi,Meyers,Paliganoff, Sokolowski,Thompson, AYES)the motion carried. Chairman Glass adjourned the meeting at 9:00 p.m. Resp ctfully submitted, �Peter J. Vad palas Assistant to the Village Manager C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Assistant to the Village Manager, Administrative Intern, Director of Engineering/Community Development,Director of Public Works,Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief,Village Attorney. - 4 - �U • deaa u0pvp sAaP _ ,t�vn.a�a10`e�ew..mnau j ifle�nms ono nae 0 4 ' siuwaavuof ix�x Aw Effl-yr AB"E6L .. .. ..... .... ..... ..... ..... ..... ..... .... 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