Plat and Subdivision Committee

Village of Arlington Heights Plat and Subdivision Committee Community Room, 3rd Floor Arlington Heights Village Hall 33 S. Arlington Heights Road Arlington Heights, IL 60005 July 27, 2016 7:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. REPORTS V. OLD BUSINESS VI. NEW BUSINESS A. Arlington Ale House - 111 W. Campbell St. (3rd Floor) - T1561 Special Use for Restaurant, Land Use Variation B. Potbelly Restaurant - Lot 5 in Arlington Downs Resubdivision - T1562 Special Use for Restaurant and Drive-thru VII. OTHER BUSINESS VIII.ADJOURNMENT Persons with disabilities requiring auxiliary aids or services, such as an American Sign Language interpreter or written materials in accessible formats, should contact David Robb, Disability Services Coordinator, at 33 S. Arlington Heights Road, Arlington Heights, Illinois 60005, (847)368-5793 (Voice), (847)368-5980 (Fax) or drobb@vah.com. Item: Arlington Ale House - 111 W. Campbell St. - T1561 Department: Planning & Community Development Requested Action Special Use Permit to allow a restaurant within the B-5 District. Variations Identified 1. Land Use Variation to allow a restaurant with no on premise kitchen facility. 2.Variation to waive the requirements in Section 6.12-1 to remove the requirement for a traffic and parking study prepared by a qualified professional engineer. RECOMMENDATION The Staff Development Committee reviewed the proposed request and generally supports the request, subject to the following: 1. The Petitioner shall submit a scaled floor plan indicating size of all seating area and occupant loads for the proposed restaurant and exterior seating area. 2. The Petitioner shall provide additional details on how the food service portion of the business will function. 3. The Petitioner shall provide additional details on the exterior patio area. 4. The Petitioner shall provide a Market Study that analyzes the demand for the proposed use at the proposed location. 5. The Petitioner hold a meeting with the Metropolis Place homeowners association well in advance of the Plan Commission hearing. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ATTACHMENTS: Description Type Staff Report Board or Commission Report Aerial Exhibits Conceptual Floor Plan Exhibits Project Narrative Correspondence Rooftop Patio Image Exhibits  Arlington Ale House , Temporary File 1561 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: July 27, 2016 Date Prepared: July 22, 2016 Project Title: Arlington Ale House Address: 111 W. Campbell St. – 3rd Floor BACKGROUND INFORMATION Petitioner: Kevin McCaskey Address: 106 N. Kaspar Ave. Arlington Heights, IL 60005 Existing Zoning: B-5, Downtown District Requested Action: Special Use Permit to allow a restaurant within the B-5 District. Variations Identified: Land Use Variation to allow a restaurant with no on premise kitchen facility. Variation to waive the requirements in Section 6.12-1 to remove the requirement for a traffic and parking study prepared by a qualified professional engineer. Subject Site NORTH Surrounding Properties: Direction Zoning Existing Use Comprehensive Plan North B-5, Downtown District Mixed Use multi-story Mixed Use commercial/residential building South P-L, Public Land District Vail St. Parking Garage Government East B-5, Downtown District Multi-tenant commercial building Mixed Use West B-5, Downtown District Mixed Use multi-story Mixed Use commercial/residential building (Metropolis Place) Page 1 of 4  Arlington Ale House , Temporary File 1561 Background: The subject property is part of the Metropolis PUD, which was approved in 1998 to authorize the redevelopment of the northern portion of the block bounded by Campbell Street to the north, Vail Avenue to the east, Highland Avenue to the west, and Sigwalt Street to the south. The Metropolis PUD contains the 7-story Lofts at Metropolis Place condominium building on the west, and the two-story restaurant and banquet building on the east. The center of the PUD contains the 4 story Metropolis building, which contains restaurant space on the ground floor, as well as the Metropolis Theater. The 3rd floor of the Metropolis building contains the subject property and the fourth floor contains office space. The subject unit is located on the 3rd floor and contains approximately 10,000 square feet of floor area as well as an exterior patio that opens out and extends onto the roof of the 3rd floor. Originally, the space was used by Labatt Brewing Company as an office/training facility for bartenders and brew personnel. The space provides a unique interior, which is built out with three separate bar areas each having their own theme (English pub, classic American, and Spanish cantina) and also includes a 126 seat auditorium space. There are two interior fire escape stairways but primary access to the site comes from a double set of elevators in the lobby of the Metropolis building. Since all restaurants are required to have a special use permit, the proposed ale house must be approved for a special use permit. Additionally, since the space does not have a full kitchen, a land use variation must be approved to allow a restaurant without a full kitchen. The petitioner plans to serve food prepared by other restaurants in the area but has not yet provided details on how this arrangement will work. A variety of entertainment options have been discussed for the interior area, which include pool tables, darts, baggos, and the potential for live music or events within the auditorium area. However, the applicant has stated that he does not plan to open up the auditorium area until around one year after opening as he would like to wait and see what the best and most appropriate way to use this space may be. The subject property does not provide any off-street parking spaces, however, the original PUD from 1999 granted a variation to allow no on-site parking for the PUD properties. Parking will be provided within the neighboring Vail Street garage, and staff is currently surveying the parking lot to determine what capacity exists for the proposed use. Zoning and Comprehensive Plan As indicated above, the property is within the B-5, Downtown District, and all restaurants are classified as a special uses within the B-5 District. Therefore, a Special Use Permit is required. The petitioner will be required to demonstrate conformance to the following criteria necessary for Special Use Permit approval: 1. That said special use is deemed necessary for the public convenience at this location. 2. That such case will not, under the circumstances of the particular case, be detrimental to the health, safety, morals or general welfare of persons residing or working in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in this ordinance for such use, and with the stipulations and conditions made a part of the authorization granted by the Village Board of Trustees. Additionally, since there is no on-site kitchen, a Land Use Variation to allow a restaurant without a full kitchen is required. The petitioner must demonstrate conformance to the Land Use Variation criteria as summarized below: 1. The property in question cannot yield a reasonable return if per mitted to be used only under the conditions allowed by the regulations in that zone. 2. The plight of the owner is due to unique circumstances. 3. The variation, if granted, will not alter the essential character of the locality The Village's Comprehensive Plan designates the future use of the subject property as “Mixed Use”. The proposed use is part of the Metropolis mixed use development and therefore consistent with the Comprehensive Plan. Page 2 of 4  Arlington Ale House , Temporary File 1561 Usage Additional details on needed on the usage of the site. The applicant has mentioned that the space may include pool tables, dart boards, baggo tables, live entertainment, etc. In order to determine the appropriate zoning approvals needed, the petitioner must provide a detailed description and scaled floor plan for the interior of the space which indicates how and where these items will be located. Additionally, details on the exterior patio area are needed, including how the space will be used, what improvements are proposed for the exterior patio area (landscaping, patio furniture, screening, table games, music speakers, etc.), and hours of operation for the exterior patio area. This information will be needed to analyze the potential effect to the neighboring residents and businesses (see attached picture of exterior patio area). Finally, staff recommends a meeting with the neighboring condo building homeowners association well in advance of the Plan Commission hearing to introduce the project to the neighborhood and to understand what concerns they may have. Detailed information is needed on how food service will function. A new liquor license has been created that allows restaurants on or above the 2nd floor in buildings within the downtown area with a limited food menu. Since the provision of “limited” food is required, the applicant must provide details on how this food service will be function. What area restaurants will provide food? Will food be coordinated via staff at the Arlington Ale House, or will customers be able to order directly from food providers? Will dishes be generated or will all food come in disposable containers? These are the types of details that must be provided. A market study that demonstrates the demand for the proposed use will be required as part of the Plan Commission process. The market study should also include basic information for the proposed restaurant facility, including projected number of employees, proposed hours of operation, types of events and drinks that will be offered, etc. Site Plan, Building and Landscaping The only exterior change proposed for the site at this time involves the expansion of the exterior patio area. The petitioner must submit a scaled floor plan showing the existing and proposed interior layout, including any changes to the exterior patio area. This floor plan must include occupancy calculations to determine the maximum occupancy for the what limitations may be necessary to provide safe ingress/egress to the site. Any expansion to the patio area will be required to receive condo association approval, and must also conform to maximum structural capacities for the roof area and all life safety and egress requirements. Traffic & Parking The petitioner will need a variation from Section 6.12-1 to waive the requirement for a traffic and parking study prepared by a qualified professional engineer and must submit the necessary justification for variation approval. Staff is generally supportive of this variation as parking will be provided in the abutting Vail Street garage. Staff is currently surveying the capacity of the garage to determine if it has sufficient capacity to accommodate the parking needs of the proposed restaurant. It should be noted that additional parking is also available on the street and in other parking facilities located within the downtown area. RECOMMENDATION The Staff Development Committee reviewed the proposed request and generally supports the request, subject to the following: 1. The Petitioner shall submit a scaled floor plan indicating size of all seating area and occupant loads for the proposed restaurant and exterior seating area. 2. The Petitioner shall provide additional details on how the food service portion of the business will function 3. The Petitioner shall provide additional details on the exterior patio area. 4. The Petitioner shall provide a Market Study that analyzes the demand for the proposed use at the proposed location. 5. The Petitioner hold a meeting with the Metropolis Place homeowners association well in advance of the Plan Commission hearing. 6. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ________________________________________ July 22, 2016 Bill Enright, Deputy Director of Planning and Community Development Page 3 of 4  Arlington Ale House , Temporary File 1561 Cc: Randy Recklaus, Village Manager All Department Heads Temp File 1561 Page 4 of 4  Metropolis Building - Aerial July 22, 2016 1:2,257 0 0.0175 0.035 0.07 mi 0 0.03 0.06 0.12 km Village of Arlington Heights GIS Copyright 2013 Item: Potbelly Restaurant - Lot 5 in Arlington Downs Resubdivision - T1562 Department: Planning & Community Development Requested Action Special Use Permit to allow a restaurant with a drive-through within the B-2 District. Variations Identified None identified at this time. RECOMMENDATION The Staff Development Committee reviewed the proposed request and supports the proposed Special Use, subject to the following: 1. The Petitioner shall clarify the size of the exterior seating area. 2. The Petitioner shall provide an addendum to the existing traffic study that takes into account the proposed use of the space as a 2,300 sq. ft. Potbelly restaurant and includes a breakdown for how much traffic the Potbelly is expected to generate during peak hours and how many cars are anticipated to be stacked in the drive-through lane during peak hours. Additionally, the traffic study shall identify the percentage of customers expected to utilize the drive- through as opposed to the interior of the restaurant. 3. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ATTACHMENTS: Description Type Staff Report Board or Commission Report Aerial Exhibits Site Plan - Floor Plan Exhibits  Potbelly Restaurant , Temporary File 1562 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: July 27, 2016 Date Prepared: July 22, 2016 Project Title: Potbelly Restaurant and Drive-Through Address: Lot 5 in Arlington Downs Resubdivision (address not yet assigned) BACKGROUND INFORMATION Petitioner: David Trandel/Stonestreet Partners Address: 730 W. Randolph St. Suite 500 Chicago, IL 60661 Existing Zoning: B-2, General Business District Requested Action: Special Use Permit to allow a restaurant with a drive-through within the B-2 District. Variations Identified: None identified at this time. NORTH Subject Site Surrounding Properties: Direction Zoning Existing Use Comprehensive Plan North B-2, General Business District Vacant Land Single Family Detached South City of Rolling Meadows, Single-Family Residential East B-3, General Service, Wholesale, 3-story office building Single Family Detached and Motor Vehicle District West B-2, General Business District Vacant Land Offices Only Page 1 of 4  Potbelly Restaurant , Temporary File 1562 Background: The subject property is part of the Arlington Downs PUD, which was approved in 2012 to authorize the redevelopment of the vacant hotel and surrounding properties located around the intersection of Euclid Avenue and Rohling Road. The PUD was subsequently amended several times, most recently in 2015, to adjust the specific approvals authorized by the PUD. The 2015 amendment granted permission for a 12,000 sq. ft. multi-tenant retail building on the subject property (“Zone E” of the Arlington Downs development), which retail building was expected to contain several restaurants and one drive-through. Certain restrictions were placed on the overall size of the restaurant spaces within this building, which restrictions are mostly based on the number of off- street parking spaces and which will be discussed in detail during the parking analysis section of this report. It should be noted that although the restaurant uses and a drive-through on this site were contemplated during the PUD amendment process, it was required that each specific restaurant tenant go through the Special Use Permit approval process, which is the reason for the current request. The subject property is 81,056 sq. ft. in size (1.86 acres) and has zoning approval for construction of a 12,000 sq. ft. five tenant commercial retail building. Access is provided on the western side of the development, which connects to the private access road that leads into the Arlington Downs development. The subject property is currently vacant land. The proposed Potbelly restaurant would occupy an approximately 2,300 square foot space within the retail building. Potbelly is open between 11:00am and 9:00pm Monday through Sunday and the drive-through would be open during normal hours of operation for the restaurant. The restaurant would have an estimated 10-12 employees at peak shift, which is estimated to occur between the hours of 11:30am and 1:30pm, with a dinner peak between the hours of 5:00pm and 7:00pm. Zoning and Comprehensive Plan As indicated above, the property is within the B-2, General Business District, and all restaurants and drive-throughs are classified as a special uses within the B-2 District. Therefore, a Special Use Permit is required. The petitioner will be required to demonstrate conformance to the following criteria necessary for Special Use Permit approval: 1. That said special use is deemed necessary for the public convenience at this location. 2. That such case will not, under the circumstances of the particular case, be detrimental to the health, safety, morals or general welfare of persons residing or working in the vicinity. 3. That the proposed use will comply with the regulations and conditions specified in this ordinance for such use, and with the stipulations and conditions made a part of the authorization granted by the Village Board of Trustees. The Village's Comprehensive Plan designates the future use of the subject property as “Mixed Use”. The proposed use is part of the Arlington Downs mixed use development and therefore consistent with the Comprehensive Plan. Site Plan, Building and Landscaping The site design and layout has already been approved during the Arlington Downs PUD process and subsequent amendments. The proposed Potbelly shall comply with all approvals and restrictions as outlined within the PUD. Landscaping, building design, and site design were all contemplated during the original PUD approval and the proposed special use will not alter any of these aspects of the development. However, the applicant must confirm the size of the exterior seating area in order to finalize the parking calculations. It should be noted that there are restrictions to the overall amount of service uses (i.e. non-sales tax generating uses) allowed on the subject property (defined as “Zone E” of the PUD). However, since the proposed Potbelly does not fall within the “service” use category, this limitation is not a factor given the current request. Traffic & Parking A detailed traffic and parking study by V-3 has already been prepared and submitted in conjunction with the overall PUD, which study contemplated restaurant uses and a drive-through on the subject property. However, when this study was prepared, the exact sizes and user of the drive-through was unknown. Therefore, a short addendum to the study, which analyzes the site given the proposed Potbelly, is needed. Page 2 of 4  Potbelly Restaurant , Temporary File 1562 Relative to parking, the original PUD and traffic/parking study assumed that the subject property would be occupied by a 12,000 square foot retail building and a 109 space parking lot (a variation was granted to allow 109 parking spaces). Since the proposed Potbelly is the first restaurant user proposed for the site, all parking requirements have been met. However, as the other restaurant users are proposed for the vacant spaces within the building, the size of these users, including their outdoor seating areas, must be analyzed to determine compliance with all parking regulations. Once specific restaurant tenants are identified, a reduction in the total seating area on the subject property may be required or accommodations for employee parking may be necessary within a different part of the PUD to fill in any shortfalls in parking on the Subject Property. Table 1 (attached) shows the parking requirements as they apply to the subject property. Table 2 (attached) illustrates the assumed users as per the approved PUD and shows how Potbelly will impact the size of the remaining users within the retail building. RECOMMENDATION The Staff Development Committee reviewed the proposed request and supports the proposed Special Use, subject to the following: 1. The Petitioner shall clarify the size of the exterior seating area. 2. The Petitioner shall provide an addendum to the existing traffic study that takes into account the proposed use of the space as a 2,300 sq. ft. Potbelly restaurant and includes a breakdown for how much traffic the Potbelly is expected to generate during peak hours and how many cars are anticipated to be stacked in the drive-through lane during peak hours. Additionally, the traffic study shall identify the percentage of customers expected to utilize the drive-through as opposed to the interior of the restaurant. 3. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ________________________________________ July 22, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager All Department Heads Temp File 1562 Page 3 of 4  Potbelly Restaurant , Temporary File 1562 Table 1 INTERIOR GROSS EXTERIOR SEATING PARKING RATIO PARKING Space Tenant CODE USE SQUARE SEATING AREA AREA (SQ (1:X) REQUIRED FOOTAGE (SQ FT) FT) Tenant Space 1 Vacant Restaurant 2,300 Unknown 1,150* 45 26 Tenant Space 2 Vacant Restaurant 2,900 Unknown 1,450* 45 32 Tenant Space 3 18/8 Salon (proposed) Beauty 1,500 N/A N/A 250 6 Tenant Space 4 Vacant Retail 2,900 N/A N/A 300 10 Tenant Space 5 Potbelly (proposed) Restaurant 2,400 196** 1,005 45 27 Total Required 101*** Total Provided 109 Surplus / (Deficit) 8 * Assumes seating area to be 50% of tenant space size ** Pending verification of size of exterior floor area. *** Final required parking for Zone E will depend on size of outdoor seating areas and size of seating areas for spaces 1 and 2. Table 2 Zone E Projected Uses per Approved PUD Gross Square Ft. Seating Area Restaurant Uses (Interior) 7,815 3,907 Restaurant Uses - Outdoor Seating - 1,900 Salon 1,610 - Retail 2,575 - Zone E Remaining Available Space When Factoring In Potbelly Restaurant Use (Interior) 5,415 2,902 Restaurant Use - Outdoor Seating - 1,704* Salon 1,610 - Retail 2,575 - *Pending verification of exterior floor area. Page 4 of 4  Aerial - Potbelly July 21, 2016 1:2,257 0 0.0175 0.035 0.07 mi 0 0.03 0.06 0.12 km Village of Arlington Heights GIS Copyright 2013