A Regular Meeting of the Plan Commission
A REGULAR MEETING OF THE PLAN COMMISSION
OF THE VILLAGE OF BOLINGBROOK
March 15, 2017
CALL TO ORDER
Chairman Schankcalled the meeting to order at 8:00 p.m., Wednesday,March 15, 2017.
ROLL CALL
Present: Commissioners Terri Bethune, Margaret Hegber, J.D. Rhoades, Mary Alexander-Basta, Calvin Wright, Vice Chair Seymoure Pritikin, Chairman Schank
Absent:Commissioners Talat Rashid and Rick Campos
Staff: Planning & Zoning Administrator, Matt Eastman; Village Engineer, Tom Pawlowicz
Press:None
APPROVAL OF MINUTES
Motion Vice Chair Pritikin secondBethune to approve Minutes of theFebruary 22, 2017 meetings of the Plan Commission.
Voice Vote: Unanimous
Motion carried.
PUBLIC HEARING
SPECIAL USE PERMIT FOR A PLANNED DEVELOPMENT WITH VARIANCES AND FINAL DEVELOPMENT PLAN. PANERA BREAD / FUTURE RETAIL, 855 E BOUGHTON ROAD. APPLICANT: JASON BERG, HAMRA ENTERPRISES/ CHICAGO BREAD LLC. PROJECT NO.: 406.17
Motion Vice Chair Pritikin, second Rhoades to open the public hearing.
AYES:Commissioners Bethune, Hegber, Rhoades, Wright, Alexander-Basta, Vice Chair Pritikin, Chair Schank
NAYS:None
ABSENT:Commissioners Rashid and Campos
Motion carried, public hearing opened at 8:01p.m.
Planning and Zoning Administrator, Matt Eastman, presented the request. The applicant is requesting approval of a Special Use Permit for a Planned Development with Variances and Final Development Plan in order to allow for the construction of a drive-thru Panera Bread and future retail at 855 E. Boughton Road. The subject site, which is approximately 1.33 acres and zoned B-2 Community Retail, is part of the original Gateway East development, approved as part of the Final Development Plan and Final Plat of Subdivision in August 2007. As part of said ordinance, the plat of subdivision created three lots of record: Lot 1, 7.21 acres, was created for a future retail building, now known as Ashley Furniture and La-Z-Boy; Lot 2, 1.33 acres, the subject property, was created for future retail use; Lot 3. 19.20 acres, was created for stormwater detention.
The applicant is proposing to construct a 7,359 square foot building. The building would consist of a 4,315 square foot Panera Bread, which would include a drive-thru lane and pick-up window along the west wall of the building, in addition to an outdoor dining area located along the southwest corner, with the balance of the building, an approximate 2,990 square foot space, for future retail. Access to the subject site would be provided via multiple points off the shared drive aisle, which connects to Boughton Road, created as part of Lot 1. A monument sign, not to exceed 10 feet in height and 50 square feet in sign area, would be allowed. Public improvements within the existing parkway area would remain unaltered as part of any site improvements. A berm, irrigation system and all required plant material would be provided within the front yard along Boughton Road. Per the applicant, the hours of operation for Panera Bread would be from 5:00 a.m. to 11:00 p.m. seven days a week, while they expect approximately 60 employees at this location. Adequate detention would be provided offsite to the south.
To develop the property in accordance with the proposed site plan, the applicant is requesting the following Special Use Permits and Variances from the Zoning Ordinance.
The applicant is proposing an outdoor seating area located on the south side of the building, which would be separated from the parking lot by a four-foot high ornamental fence with gates. Staff supports the request, subject to a four-foot ornamental fence being installed, as well as the umbrellas matching the colors used on the building.
The applicant is proposing a drive-thru lane with a pick-up window on the west wall, which is a significant component of their business operation. Staff supports the request for a drive-thru lane, as this is an essential component to the restaurant and contributes a high percentage of the total sales volume.
The applicant is requesting that the restaurant open at 5:00 a.m. and close 11:00 p.m. seven days a week. Staff supports the applicant’s request due to the close proximity to I-355 and since the subject site is not adjacent to a residential area.
A variance to reduce the rear (south) yard setback. The applicant is proposing a rear yard setback of six feet for pavement only. Staff supports the variance as requested, given the geometry of the site due to its odd shape, subject to the required number of plant units being installed in the rear yard.
A variance to reduce the front (north) yard setback. The applicant is proposing a front yard setback of 25 feet for pavement only and 22 feet for the wall of the trash enclosure. Staff supports the variance as requested, given the geometry of the site due to its odd shape, subject to all the required plant material including a berm and irrigation system being installed within the yard.
A variance to reduce the width of a landscape island. The applicant is requesting to reduce the width of one parking island located near the southeast corner of the building. Staff supports the variance as requested to allow for better egress and ingress for the subject site.
A variance to reduce the width of the foundation planting bed. Per the Zoning Ordinance, a foundation planting bed that is a minimum of 10 feet wide and covers 50% of the overall wall, which faces a public right-of-way is required. The applicant is proposing to reduce the width of the required foundation planting bed along north wall. Staff supports the variance as requested, subject to all the required plant material installed per the approved Landscape Plan.
RECOMMENDATION
Staff recommends approval of a Special Use Permit for a Planned Development with the aforementioned variances.
Staff recommends approval of a Final Development Plan subject to:
- All of staff’s comments from the memo dated March 3, 2017 being addressed.
- The review and approval from the Director of Public Services and Development Department.
DISCUSSION
Commissioner Alexander-Basta asked if cars would be redirected if there was a lot of back up since there is only one drive-thru window and if Panera was looking to move from plazas to stand alone buildings throughout or only where the location made sense. Commissioner Hegber asked if there would be any menu changes and when they anticipated on having this project complete. Vice Chair Pritikin commended Mr. Eastman and his staff on working with these kinds of projects and bringing in an overall pleasing addition to town.
Mr. Eastman stated that code requires to have three to four cars stacking and that Panera would have availability for approximately 10 cars. He also, thanked Vice Chair for his comment.
Jason Berg, Streamwood, IL. Mr. Berg explained that at his current location he has an employee doing the sandwiches and another the salads, he said in the new location he would have a different crew working directly for the drive-thru. He said having more employees would help the drive-thru go faster and have less cars stacking or backing up. He also said this location would have an ordering service and ordering kiosks which is a great addition to the restaurant’s service. He added that he was a franchisee and that they were looking to change to stand alone buildings where the location made sense, and not do it to all of them. He said they anticipate opening the new location by the end of the year.
Motion Vice Chair Pritikin, second Hegberto close the public hearing.
AYES:Commissioners Bethune, Hegber, Rhoades, Wright, Alexander-Basta, Vice Chair Pritikin, Chair Schank
NAYS:None
ABSENT:Commissioners Rashid and Campos
Motion carried, public hearing closed8:20p.m.
Motion Alexander-Basta, second Vice Chair Pritikinto accept the recommendation of Planning Staff.
AYES:Commissioners Bethune, Hegber, Rhoades, Wright, Alexander-Basta, Vice Chair Pritikin, Chair Schank
NAYS:None
ABSENT:Commissioners Rashid and Campos
Motion carried.
APPROVAL OF FINDINGS OF FACT
PC 17.07Approval of a Special Use Permit for a Planned Development with Variances, Final Development Plan and Adoption of Findings of Fact. Project No.: 406.17.
Motion Vice Chair Pritikin, second Alexander-Basta to accept the Findings of Fact.
Voice Vote: Unanimous
Motion carried.
SPECIAL USE PERMIT FOR A PLANNED DEVELOPMENT. SURESTAFF, 231 S. BOLINGBROOK DRIVE. APPLICANT: RAY MORELLI, SURESTAFF. PROJECT NO.: 407.17
Motion Rhoades, second Bethune to open the public hearing.
AYES:Commissioners Bethune, Hegber, Rhoades, Wright, Alexander-Basta, Vice Chair Pritikin, Chair Schank
NAYS:None
ABSENT:Commissioners Rashid and Campos
Motion carried, public hearing opened at 8:21 p.m.
Planning and Zoning Administrator, Matt Eastman, presented the request. The applicant is requesting approval of a Special Use Permit for a Planned Development in order to allow a staffing agency office at 231 S. Bolingbrook Drive. The subject site comprises approximately 5.25 acres and is currently zoned B-2 Community Retail. Access to the subject property is available via one direct entryway off of Bolingbrook Drive to the east, as well as shared access with the shopping plaza to the south. Per the Zoning Ordinance, a professional office is not permitted within the B-2 Zoning District. As such, the applicant is requesting a Special Use Permit to allow a staffing agency at 231 S. Bolingbrook Drive. Per the applicant, the hours of operation would be Monday through Friday from 6:00 a.m. until 5:00 p.m. and would be closed on weekends. Per the applicant, there would be approximately three to four employees.
RECOMMENDATION
Staff recommends approval of a Special Use Permit for a Planned Development to allow Surestaff at 231 S. Bolingbrook Drive.
DISCUSSION
None
Motion Vice Chair Pritikin, second Bethune to close the public hearing.
AYES:Commissioners Bethune, Hegber, Rhoades, Wright, Alexander-Basta, Vice Chair Pritikin, Chair Schank
NAYS:None
ABSENT:Commissioners Rashid and Campos
Motion carried, public hearing closed 8:24 p.m.
Motion Rhoades, second Hegber to accept the recommendation of Planning Staff.
AYES:Commissioners Bethune, Hegber, Rhoades, Wright, Alexander-Basta, Vice Chair Pritikin, Chair Schank
NAYS:None
ABSENT:Commissioners Rashid and Campos
Motion carried.
APPROVAL OF FINDINGS OF FACT
PC 17.06Approval of a Special Use Permit for a Planned Development and Adoption of Findings of Fact. Project No.: 407.17.
Motion Vice Chair Pritikin, second Alexander-Basta to accept the Findings of Fact.
Voice Vote: Unanimous
Motion carried.
NEW BUSINESS
None
OLD BUSINESS
None
CITIZENS TO BE HEARD
None
CHAIR’S REPORT
None
COMMISSIONER’S REPORT
Vice Chair Pritikin wanted to reiterate his previous comment. He said he wanted to thank Mr. Eastman and his Staff for their work and stress to the community that Panera Bread will be bringing an additional 15 employees to Bolingbrook and Surestaff an additional four. He said this continues a trend of what has been seenwith staff and planning with this strategy Bolingbrook has continued to grow with the local economy by adding jobs in the area which is extremely important. He went on to say he wanted to recognize Mr. Eastman and his team and the Village for everything they do in order to make this a very job friendly community.
PLANNING DEPARTMENT REPORT
None
ADJOURNMENT
Motion Vice Chair Pritikin, second Wright to adjourn.
Voice Vote: Unanimous
Motion carried.
Chairman Schankadjourned the meeting at 8:26 p.m.
CHAIRMAN
APPROVED
SECRETARY
1
pc min 3.15.17