PROJECT REVIEW GROUP REPORT. TO: ZONING BOARD OF APPEALS PREPARED BY: Martha Dooley Landscape and Sustainability Planner

Transcription

1 PROJECT REVIEW GROUP REPORT PREPARED BY: Martha Dooley Landscape and Sustainability Planner TITLE: CAFÉ ZUPAS / 1422 E. Golf Road Woodfield Village Green Shopping Center / Special Use for a Type C Restaurant, Landscape Variation and Woodfield Regional Center Design Review BACKGROUND INFORMATION Petitioner: Address of Petitioner: Status of Petitioner: Owner of Subject Property: Existing Zoning: Existing Land Use: Mr. Evan Vlaeminck DDR Corp Enterprise Parkway Beachwood, OH Agent for Owner BRE DDR Woodfield Village, LLC c/o DDR Corp., 3300 Enterprise Parkway Beachwood, OH B-5 Planned Regional Center District Commercial/Commercial Service Requested Action: Special Use for a Type C Restaurant [Title 15, Chapter 154, Section (A)(3)] Variation to reduce foundation landscaping on the east side of the building from 7 to 0 ; on the north and northeast sides of the patio from 10 to 3 ; and on the east side of the patio from 10 to 6.1 [Title 15, Chapter 154, Section (M)] ANALYSIS Summary: The petitioner requests approval of a special use for a Type C Restaurant, associated landscaping and parking variations, and Woodfield Regional Center design review for Café Zupas Restaurant. Café Zupas has locations in Arizona, Idaho, Minnesota, Nevada and Utah, serving salads, soups and gourmet sandwiches. The petitioner proposes to occupy a 3,920 square foot vacant space in the southeast corner of the Michael s/sleepy s building located in the Woodfield Village Green Shopping Center. Proposed hours of operation will be Monday Thursday from 11:00 am - 9:00 pm, Friday and Saturday from 11:00 am 10:00 pm, and Sunday from 11:00 am 5:00 pm. The petitioner is proposing modifications to the east and south facades of the building. On the east façade, three existing dock doors and a mansard roof will be removed from the corner tower element and replaced

2 Page 2 of 7 with two storefront glazing systems and a new entrance to the restaurant. The entrance feature includes glazing above and on the left side of the door that is tinted with a light blue tone on the backside of the panels and set in the mullions. On the south façade, brick will be removed from the corner tower feature and replaced with two storefront glazing systems. All storefront glazing systems will be accentuated by red canvas awnings. The proposed architectural changes comply with the directives in the Woodfield Regional Center Design Guidelines and match the materials in the shopping center. The signage shown on the elevations is for illustrative purposes only; staff will complete a thorough review of the signage at a later date. An outdoor patio area measuring 528 square feet is proposed on the east side of the building. The patio will be surrounded by a decorative steel railing and landscaping consisting of trees, shrubs, ornamental grasses and perennials. The village landscape ordinance requires 10 feet of foundation landscaping around all sides of a building; however, the petitioner proposes three to six feet of landscaping on the north and east sides of the outdoor seating area and is requesting a variation. The majority of other outdoor seating areas at restaurants in the village provide less than 10 feet of foundation landscaping around outdoor seating areas (usually between 5-7 feet of landscaping), so staff can support a variation given the mix of landscaping material proposed around the area. Staff is supportive of the outdoor seating area and variation, but recommends some changes to the proposed landscaping around the patio. A new dumpster enclosure that will serve the restaurant is proposed at the northeast corner of the building. A sidewalk will be constructed along the east building façade to provide employee access to the dumpster and safe passage for pedestrians that use the shopping center parking field north of the proposed restaurant. The existing 7 wide landscaped area along the east façade of the building is proposed to be removed to accommodate the new sidewalk. When sidewalks are located along the back of a curb where vehicles overhang the curb, the sidewalk must measure a minimum of 6 in width to accommodate vehicle overhang of 2 and 4 for clear pedestrian passage. This would leave a planting area measuring 1 in width which is too narrow to support plant growth. Staff supports the petitioner s request to reduce the foundation landscaping along the east façade from 7 to 0 to provide safe passage for pedestrians that use the shopping center parking field north of the restaurant. Zoning History: The subject parcel was originally annexed into the Village and zoned in February 1975 as part of the annexation and zoning of the entire 235-acre Unocal property. In January 1993, the Village Board adopted Ordinance No , which amended the Unocal Master Plan and Annexation Agreement and granted variations and Site Plan Approval for a 630,000 square foot shopping center to be known as Woodfield Village Green. Numerous special uses and parking variations have been approved by the Village Board in the past 20 years, including ones for California Pizza Kitchen (Case No. Z ), Starbuck s (Case No. Z ), Subway (Case No. Z ), Westwood Tavern/Wildberry (Case No. Z ), Sarku (Case No. Z ) and Kuma s Corner (Case No. Z ). Surrounding Zoning and Land Uses: North: B-5 Planned Regional Center Business District (Woodfield Village Green Shopping Center) South: B-5 Planned Regional Center Business District (TGI Fridays) East: B-3 Planned Office Business District (Trader Joe s)

3 Page 3 of 7 West: B-5 Planned Regional Center Business District (Michael s and Sleepy s) Compatibility with Surrounding Land Uses: The use of the tenant space for a restaurant is fully compatible with other surrounding land uses and the existing commercial nature of the Woodfield Village Green Shopping Center. Comprehensive Plan Designation: The subject property is designated for commercial and commercial/service uses in the Village Comprehensive Plan. This designation is appropriate for a variety of commercial uses, including restaurants and shopping centers. The proposed restaurant will complement the existing center and will provide additional restaurant choices within the shopping center. Parking: Parking for Woodfield Village Green is calculated as follows: Use Parking Rate Required Parking Proposed Café Zupas Type C Restaurant 3,920 sq ft GFA 3,426 sq ft NFA 528 sq ft Outdoor Patio Kuma s Corner Type A Restaurant 3,529 sq ft GFA 3,176 sq ft NFA 700 sq ft outdoor patio Sarku Type C Restaurant 2,500 sq ft GFA 2,250 sq ft NFA Qdoba Type C Restaurant 2,500 sq ft GFA 2,200 sq ft NFA California Pizza Kitchen Type A Restaurant 7,000 sq ft GFA 5,956 sq ft NFA Starbuck s Type C Restaurant 1,400 sq ft GFA 1,200 sq ft NFA Subway Type C Restaurant 1,379 sq ft GFA 1,150 sq ft NFA 15 spaces per 1,000 sq ft NFA 59 spaces 16 spaces per 1,000 sq ft NFA 62 spaces 15 spaces per 1,000 sq ft NFA 34 spaces 15 spaces per 1,000 sq ft NFA 33 spaces 16 spaces per 1,000 sq ft NFA 95 spaces 15 spaces per 1,000 sq ft NFA 18 spaces 15 spaces per 1,000 sq ft NFA 17 spaces

4 Page 4 of 7 Westwood Tavern/Wildberry 27,428 sq ft GFA 23,265 sq ft NFA 9,470 sq ft outdoor patio Existing retail uses 642,313 sq ft GFA 578,183 sq ft NFA Parking Required Parking Currently Provided Previous Variations Approved Parking Surplus 16 spaces per 1,000 sq ft NFA 540 spaces 5 spaces per 1,000 sq ft NFA 2,888 spaces 3,749 spaces 3,064 spaces 680 spaces 5 spaces Variations were previously approved for Westwood Tavern/Wildberry, Starbuck s, Subway, Qdoba, and California Pizza Kitchen for a total of 680 spaces. This allows for a surplus of 5 spaces based on overall parking requirements for the center. Staff believes that customers for Café Zupas will park in the shared parking area with Trader Joe s, or will park north of the restaurant in the shared parking area with hhgregg, Five Below, The Container Store, Bloomingdales, HomeGoods and PetSmart. Staff recommends that a crosswalk be painted and pedestrian crosswalk signs be installed for pedestrians walking from the north parking field to the restaurant. Café Zupas will meet their parking needs by sharing the parking field located between their location and Trader Joe s and using the parking field shared north of the site. A parking study was submitted that analyzes the parking demand for Café Zupas and Trader Joe s. According to the Municipal Code, both facilities will require a total of 117 spaces of which 96 are provided in the parking lot between the two uses. This represents a shortage of 21 spaces or 17.9% which can be accommodated by using the shopping center parking lot to the north for overflow. As noted the parking study, there should be a surplus of parking stalls available during the peak lunch and dinner periods on weekdays and the dinner hour on Saturdays. The parking lot will reach capacity or experience a shortage of approximately 4 parking stalls during the early afternoon on Saturdays. Café Zupas employees will use the shopping center parking field located north of the east-west drive aisle to leave more open spaces for customer use. To ensure the safety of pedestrians using the shopping center parking field, a striped crosswalk will be painted across the drive aisle which will lead pedestrians to a sidewalk along the east façade of the Michael s / Sleepy s building. Engineering 1. A land development permit is required prior to commencing any site work and prior to receiving any building permits for the site. Separate permits will be issued for the site work (including landscaping and site lighting) and the building. Do not combine plans, but plans must be coordinated where needed. 2. Project security, (Letter of Credit or Subdivision Bond), must be submitted prior to issuance of a land development permit. The Security must be written for a period of 2 years in the amount of 50 percent of the approved engineer's construction cost estimate, which includes landscaping and site lighting. Sample forms of the project security are on the village's website, or are available upon request. 3. A MWRD permit will be required. Provide a draft copy of application for review.

5 Page 5 of 7 Landscaping 1. Revise the landscape plan to include the green space north of the proposed dumpster enclosure. This green space shall be landscaped to screen the utility box and to soften the dumpster enclosure. 2. Revise the landscaping south of the dumpster enclosure to include 9 Hydrangea Jane along the dumpster enclosure and sidewalk 30 Hemerocallis 'Fragrant Returns' and 1 shade tree. 3. It appears that the 29 PA on the east side of the patio should be 29 CN; verify the plant type and revise the landscape plan accordingly. 4. Install an ornamental tree in the area of the southeast corner of the patio to provide shade for people dining outside. 5. Remove the note saying 26 Froebel's Dwarf Spirea to be removed and the note saying 32 Compact European Cranberrybush Viburnum to be removed. 6. The two Crabapples on the south side of the building to be preserved are Malus var. sargentii; not 'Beverly'. Revise the plan to include the correct plant type. 7. Remove the existing curb lines in the patio area from the landscape plan. 8. All tree preservation fencing must be installed and inspected prior to issuance of a permit. 9. Provide an itemized landscape cost estimate and 4 copies of the revised landscape plan at the time of Land Development Permit review. Transportation 1. Provide a minimum of 5 bicycle parking spaces per section of the Municipal Code. The proposed bike rack provides parking for only 1 bicycle as currently configured. Staff suggests a 5 space Wave be used to accommodate the required bicycle parking. 2. Relocate the Pedestrian Crossing signs next to the actual crossings and ensure they are double sided. As proposed, they are located in landscaped islands. Also, adjust the striped crossing to lead and receive pedestrians to and from the aisle and not the landscape island. Building 1. Relocate the fire department connection further north away from the existing door to align with the striped area of the handicapped parking stall. RECOMMENDATION Staff has reviewed the requested special use and is supportive of the petitioner s request. Therefore, staff recommends approval of a Special Use for a Type C Restaurant and Foundation Landscape Variation for Café Zupas, Case No. Z , subject to the following conditions: 1. A land development permit is required prior to commencing any site work and prior to receiving any building permits for the site. Separate permits will be issued for the site work (including landscaping and site lighting) and the building. Do not combine plans, but plans must be coordinated where needed. 2. Project security, (Letter of Credit or Subdivision Bond), must be submitted prior to issuance of a land development permit. The Security must be written for a period of 2 years in the amount of 50 percent of the approved engineer's construction cost estimate, which includes landscaping and site lighting. Sample forms of the project security are on the village's website, or are available upon request.

6 Page 6 of 7 3. A MWRD permit will be required. Provide a draft copy of application for review. 4. Prior to the issuance of a land development permit, the petitioner shall revise the landscape plans to include the following: a. Revise the landscape plan to include the green space north of the proposed dumpster enclosure. This green space shall be landscaped to screen the utility box and soften the dumpster enclosure. b. Revise the landscaping south of the dumpster enclosure to include 9 Hydrangea Jane along the dumpster enclosure and sidewalk 30 Hemerocallis 'Fragrant Returns' and 1 shade tree. c. It appears that the 29 PA on the east side of the patio should be 29 CN; verify the plant type and revise the landscape plan accordingly. d. Install an ornamental tree in the area of the southeast corner of the patio to provide shade for people dining outside. e. Remove the note saying 26 Froebel's Dwarf Spirea to be removed and the note saying 32 Compact European Cranberrybush Viburnum to be removed. f. The two Crabapples on the south side of the building to be preserved are Malus var. sargentii; not 'Beverly'. Revise the plan to include the correct plant type. g. Remove the existing curb lines in the patio area from the landscape plan. h. All tree preservation fencing must be installed and inspected prior to issuance of a permit. i. Provide an itemized landscape cost estimate and 4 copies of the revised landscape plan at the time of Land Development Permit review. j. Provide a minimum of 5 bicycle parking spaces per section of the Municipal Code. The proposed bike rack provides parking for only 1 bicycle as currently configured. Staff suggests a 5 space Wave be used to accommodate the required bicycle parking. k. Relocate the Pedestrian Crossing signs next to the actual crossings and ensure they are double sided. As proposed, they are located in landscaped islands. Also, adjust the striped crossing to lead and receive pedestrians to and from the aisle and not the landscape island. 5. Prior to the issuance of a building permit, the petitioner shall revise the final building plans to include the following: a. Relocate the fire department connection further north away from the existing door to align with the striped area of the handicapped parking stall. 9. The following plans shall be adopted as part of the governing ordinance: a. Cover Sheet, Sheet C1.0, prepared by HR Green, dated November 3, 2015, received by the b. Existing Conditions and Demolition Plan, Sheet C2.0, prepared by HR Green, dated November 3, 2015, received by the c. Overall Site Plan, Sheet C2.1, prepared by HR Green, dated November 3, 2015, received by the d. Site Plan, Sheet C3.0, prepared by HR Green, dated November 3, 2015, received by the Community Development Department February 25, e. Site Grading Plan, Sheet C4.0, prepared by HR Green, dated November 3, 2015, received by the f. Site Utility Plan, Sheet C5.0, prepared by HR Green, dated November 3, 2015, received by the

7 Page 7 of 7 g. Landscape Plan, Sheet L1.0, prepared by HR Green, dated November 3, 2015, received by the h. Landscape Details and Notes, Sheet L1.1, prepared by HR Green, dated November 3, 2015, received by the i. Cover Sheet, Sheet A1, prepared by RM Swanson Architects, dated January 16, 2016, received by the Community Development Department March 8, j. Cover Sheet, Sheet A1, prepared by RM Swanson Architects, dated January 16, 2016, received by the Community Development Department March 8, k. Elevations/Site Plan, Sheet A2, prepared by RM Swanson Architects, dated January 16, 2016, l. Floor Plan/Structural, Sheet A3, prepared by RM Swanson Architects, dated January 16, 2016, m. Sections/General Notes, Sheet A4, prepared by RM Swanson Architects, dated January 16, 2016, n. Net Floor Area Exhibit, prepared by RM Swanson Architects, dated January 16, 2016, received by the Community Development Department March 8, o. Roof Plan/Structural, Sheet A5, prepared by RM Swanson Architects, dated January 16, 2016, p. Electrical, Sheets E1 and E2, prepared by RM Swanson Architects, dated January 16, 2016, received by the Community Development Department March 8, q. Plumbing, Sheet P1, prepared by RM Swanson Architects, dated January 16, 2016, received by the Community Development Department March 8, r. Mechanical, Sheets M1 and M2, prepared by RM Swanson Architects, dated January 16, 2016, pc: Petitioner Owner