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HomeMy WebLinkAboutJPZ - 01/16/1997 - DEVON RIDGE SIGNAGE/PARK N SHOP TEXT AMENDMENT ✓G ELK GROVE VILLAGE Judiciary, Planning & Zoning Committee January 16, 1997 Chernick Conference Room 8:00 P.M. JPZ Present: P. Rettberg, Chairman N. Czarnik JPZ Absent: J. Petri Staff: A. Boffice, Director of Engineering & Community Development Others: Steven Stender - Infinity Group, Counsel Frank Cottenower - CB Commercial Chuck Byrum - Gardner, Carton & Douglas Will Nieman - Park 'n Shop Peter Volpi - Burger King DEVON/RIDGE SIGNAGE Steven Stender summarized the issue and reviewed the request of his client, the Infinity Group, owner of the Terrace Apartments. The Infinity Group is requesting approval for the construction of a monument sign on unincorporated County property located at the northwest corner of Ridge Avenue and Devon Avenue. The proposed sign would identify both the location of the Terrace Apartments and welcome motorists to the Village. Mr. Stender indicated that he was hoping for Village approval so that he could go before the Cook County Zoning Board to get approval for his sign without objection from the Village of Elk Grove Village. Mr. Stender indicated that due to the Terrace's location in the center of town it was difficult to find. He indicated that normally the Terrace runs at a 95t occupancy but that currently only approximately 90-t of the 427 units are occupied. He indicated that they currently have no other plans for this vacant lot except for the installation of the monument sign. Mr. Stender indicated that while no particular sign was submitted for review by the Village it would look similar to a sign which they had taken a picture of at another location and submitted to the Village. He also indicated the sign would be illuminated. Members of the Committee were concerned about the Village's ability to control the installation and maintenance of the sign and lot if it were outside of the Village limits. Mr. Stender indicated that a restrictive covenant could be recorded against the property which would address the Village's concerns. Members of the Committee were also concerned about the precedent which may be set by allowing the construction of this sign and how future requests by other apartment complexes within the Village would be handled. Mr. Stender indicated that he believed that no precedent would be set given the fact that the Terrace Partnership would own this property and it would continue to be located in unincorporated Cook County. He did not believe that there were other unincorporated lots which could be utilized by other apartment complexes or that they would go so far as to purchase the property upon which the sign would be constructed. The Committee also voiced concerns relative to the potential confusion created by people who expected to find the Terrace Apartments immediately upon seeing the sign only to find that they were in the middle of a single-family residential area and that the distance between the identification sign and the apartment complex was approximately 3/4 of a mile. After further discussion, it was the consensus of the Committee to concur with the Village Manager's recommendation and not grant the request for the installation of the sign. Chairman Rettberg advised the Petitioner that the JPZ would make a recommendation to the full Village Board at the January 28th Village Board meeting. PARK 'N SHOP TEXT AMENDMENT Chuck Byrum began the discussion by summarizing the general information related to his request for text amendment to allow a drive-thru facility in the B-1 shopping center district and reviewing the permitted uses in the B-1, B-2 and B-3 zoning districts. Mr. Byrum indicated that while it was important for his client to have the ability to construct a drive-thru facility in this shopping center, it was also important for the Village to address the drive-thru question in existing shopping centers because of the increase in drive-thru types of establishments, such as the Walgreen Drug Stores. Mr. Byrum also indicated that due to the proximity of residential homes and the need to construct this drive-thru facility in an existing building, special safeguards have been proposed in their plan. Will Nieman discussed the safeguards that were identified on the proposed plan. He indicated that the speakers that provide for communication between the motorist and the restaurant are mounted on the menu board. The speaker is onmi-directional, mounted just below the height of a car window and points directly into the side of the car. In addition, the menu board was turned away from the homes so that the noise created would be minimal. 2 Mr. Nieman stated that he had done several studies of noise levels at existing drive-thru facilities and indicated that he had measured a total of 75 decibels at the menu boards of locations he had visited. He also indicated that he had taken sound level measurements of the noise generated by traffic at the intersection of Arlington Heights Road and Higgins and indicated that the noise level was approximately 95 decibels. Mr. Nieman continued by stating that his proposal included the installation of an additional stockade fence directly around the drive-thru lane which would provide a total of two stockade fences between the drive-thru facility and any single- family residential property. He also indicated that the nearest single-family property was approximately 110 feet away and that the homes immediately adjacent to the drive- thru facility are of a single-story nature further reducing both the noise and headlight impact on the adjacent property. Mr. Nieman advised that the shopping center was built in 1959 and that the surrounding residents knew that it was going to be there when it was constructed. He indicated that current deliveries occurred along the back property line and that the noise generated by current activities on the site is much greater than the noise that would be generated by the Burger King drive-thru. The Committee voiced concerns about the hours of operation and the number and times for delivery of merchandise. - Peter Volpi the contract lessee of the unit at Park In Shop indicated that the Burger King would be open no later than 11 :00 P.M. and that deliveries can occur anytime between 8:00 A.M. and midnight. He indicated that he would make a request to have deliveries occur between the hours of 7:00 A.M. and 2:00 P.M. but that there was no guarantee this could be accomplished. He also indicated that he would be willing to make any modifications the Village might require to keep the noise level to a minimum in the drive-thru area. He also indicated that due to the large size of the unit which he would need to lease he was considering a type of food court facility inside so that in addition to the purchase of Burger King products, customers would be able to purchase other sandwiches and possibly pizza inside of the restaurant. Chairman Rettberg inquired into how the Burger King at the Grove Mall is permitted given the fact that it is also a drive- thru restaurant in a B-1 zoning district and that according to current zoning regulations it would not appear to be a permitted use. Chuck Byrum responded that he had been directly involved in the construction of that Burger King and indicated that it had been an interpretation of the Building Commissioner at that time that drive-thru facilities in the B-1 district were a permitted use but, that drive-in facilities, such as a Dog 'n Suds or an A & W Root Beer facility were the ones which were specifically prohibited. 3 The Committee acknowledged that the site in question (the former Dorretti Pharmacy) has been vacant for three years and that it would be desirable to have that space in the shopping center occupied. The Committee agreed to recommend to the President and Trustees that the request be sent to the Plan Commission to hold a public hearing concerning the text amendment. The meeting was adjourned at 9:45 P.M. c: Chairperson and members of JPZ Committee, President and Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Administrative Assistant, Administrative Intern, Director of Engineering & Community Development, Director of Public Works, Fire Chief, Deputy Fire Chief (2) , Assistant Fire Chief, Village Attorney 4