It’s official: Riverside will allow Star Buds to proceed with its plan to build a new dispensary at the corner of Harlem Avenue and East Burlington Street.
At the village board’s Aug. 15 meeting, Riverside trustees voted unanimously to approve four petitions from Star Buds’ owners for the design of the cannabis retailer’s proposed development, which will see a 4,090-square foot dispensary and 1,400-square foot adjacent retail space, as well as a new parking lot, built on disused village land the company is set to buy by 2025.
As noted in the ordinance trustees approved, provided to the Landmark by Village Manager Jessica Frances, the decision does not authorize Star Buds or its contractor to begin work on the property until they gain the appropriate permits. The site, at 3320 S. Harlem Ave. and 363-369 E. Burlington St., now seats an abandoned parking lot and building that will be demolished to make way for the new stores and lot.
Areas of interest
Before trustees considered the petitions, Village Planner Anne Cyran addressed what she described as “areas of interest in questions” that the village board might have.
On the issue of increased traffic, which public commenters raised to the planning and zoning commission earlier this month, Cyran explained the development would only necessitate a traffic study — a formal look into impacts on traffic — if it reached “a specific threshold” in terms of number of units or visits during peak hours. She said Star Buds officials estimated the store’s current location at Harlem Ave. and Longcommon Road sees 500-600 customers per day.
It is estimated that the busiest hours in the morning would produce about 43 vehicle visits, and the busiest hour in the afternoon would produce about 77 vehicle visits.
Cyran said Star Buds is allowed by right to operate a single-use retail business on the property even though its business district is intended to encourage mixed usage. She also said Riverside’s village engineer recommended using signage to indicate that the site’s drive-thru is a right-turn exit only over modifying the curb cut to prevent left turns.
Cyran said the Illinois Department of Transportation, which has jurisdiction over Harlem Avenue, would not permit a new curb cut onto the major road, meaning all drivers must enter and exit the site from East Burlington Street no matter what.
‘There hasn’t been any development there for almost 10 years’
Four Riverside residents who live near the site spoke during the public comment period. Each commenter named increased traffic and the dangers it brings as their main problem. They asked trustees to alter the dispensary’s drive-thru exit to prevent left turns, citing the possibility of inconsistent enforcement. They also took issue with the design of the new dispensary, especially the east-facing glass panels with LED lighting, which they said could affect the neighborhood’s overall character, although Riverside’s planning and zoning commission found the development would not do so.
Alison Costanzo, who lives on the 100 block of East Burlington Street, urged the village board to reconsider performing a traffic study before moving forward with the development, as Riverside has not completed one in years. Riverside’s most recent traffic study was done in 2017.
“I understand that increased traffic is inevitable with any development. That doesn’t mean thoughtful steps shouldn’t be taken to minimize its impact,” she said. “This is a change for that site; there hasn’t been any development there for almost 10 years. This is a change, so why not do your due diligence and conduct a traffic study?”
Village President Doug Pollock acknowledged the concerns.
“It seems like a big issue is traffic,” he said. “That seems to be everyone’s number one concern, and I want to reassure everyone that we’re not ignoring that issue.”
Pollock cited Riverside’s efforts to calm traffic since 2018 on Byrd and Berkeley roads, two residential streets near the current Star Buds at 2704 Harlem Ave., as proof the village will act on any problems that arise from the new development.
Trustee discussion
After the floor closed to public comment, some trustees said they had concerns about specific aspects of the site plan and others touched on traffic concerns that residents had raised. Yet each voiced support for the proposal overall before voting to approve it.
“I really would rather wait and see what the traffic is going to be versus arguing that the traffic’s going to be terrible, and, therefore, we should not move forward with this important project,” Trustee Cristin Evans said.
Trustee Aberdeen Marsh-Ozga said the dispensary “could be more visually interesting and appealing” to draw Harlem Ave. traffic into Riverside. She said she worried the proposed drive-thru would conflict with the building’s “ideal use” as a gateway into the village but that it could alleviate resident concerns about customers using cannabis in the parking lot and driving away while high, because those who pick up products at the drive-thru would leave the site immediately.
Trustee Elizabeth Kos took issue with the proposed right-only drive-thru exit pushing the dispensary’s customers out of Riverside and echoed public commenters’ concerns that signage alone cannot prevent drivers from making a left turn out of the drive-thru.
“The idea of saying that we don’t want anybody to turn left from one business to maybe even access another business in Riverside is concerning to me,” she said.
Trustee Megan Claucherty addressed another concern residents raised.
“Unfortunately, there is a perception sometimes when this board does not take action that certain residents have requested that we’re not actually listening to you or that residents are not being heard, and I just want to emphasize that you are being heard,” she said. “We certainly can’t mitigate every concern that comes before us, but I’m very proud of the work that we’ve done here.”
