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HomeMy WebLinkAboutPLAN COMMISSION - 03/29/1995 - GULLO REZONING REVISED ELK GROVE VILLAGE Plan Commission Minutes March 29, 1995 8:00 p.m. Present: F. Geinosky, Chairman P. Ayers J. McAllister J. Meyers R. Guzzardi D. Paliganoff C. Prochno Absent: P. Feichter C. Henrici Staff: S. Niehaus, Administrative Assistant M. Pye, Assistant Village Engineer S. Trudan, Building Inspection Supervisor Petitioners: George Gullo, Gullo Development Corporation Mario Gullo, Gullo Development Corporation John Butera, Butera & Associates (Attorney) Macedonia Aldana, Gullo Development Corporation James Guzzardi, Architect Joe MCKeska, Taco Bell Diana Petrovich, Taco Bell Doug Reichel, Hiffman, Schaffer & Associates Item A: Gullo Rezoning and Site Plan Chairman Geinosky read the legal notice and opened the public hearing at 8:00 p.m. Commissioner Meyers moved and Commissioner Prochno seconded the motion to nominate Commissioner Ayers as Acting secretary. Upon voting, the motion carried unanimously. Secretary Ayers swore in the petitioners. Butera presented the site plan to the Plan Commission. Butera stated that the petitioner, George Gullo, was seeking to develop the vacant parcel of land on Biesterfield Road directly across from Village Hall. Butera stated that the proposed site plan would have four(4) buildings on the 7. 8 acre parcel. Interested tenants include a Sears Hardware Store, a Trak Auto, and Taco Bell. Butera stated that the proposed site plan also included two outlots on which two buildings would be located. The proposed uses on these outlots were fast food restaurant facilities and/or a drive-thru bank. Butera stated that in order to permit these uses they were requesting a rezoning of the outlots from the present zoning of B-2, General Business District to B-3 Automotive Oriented Business District. McKeska presented information regarding the Taco Bell Corporation to the Plan Commission. McKeska stated that Taco Bell is actually owned by Pepsi-Co, a $4 billion business that employs 70,000 people worldwide. McKeska stated that the proposed Taco Bell facility would be 2, 000 square feet in size, employ 45-50 full and part-time personnel, and would raise an estimated $15,000 in property and sales taxes on an annual basis. The proposed facility would include 26 parking spaces (2 handicapped) , a drive-thru lane capable of holding 13 cars, and a joint access to the rest of the proposed shopping center. Commissioner Guzzardi stated that his brother, James Guzzardi, was the architect working on this development, as such, he would abstain from voting but would ask questions where necessary. Commissioner McAllister questioned if the number of parking spaces on the Taco Bell site was in compliance with village ordinance. McKeska stated that 25 spaces were required and they had 26 which included sufficient handicapped spaces. Commissioner McAllister questioned as to how many of the jobs created would be full-time. Petrovich stated that approximately 15 full-time jobs would be created. Commissioner Ayers expressed his concern over the previous history of the site location. He stated that the Plan Commission had previously recommended not to allow restaurant uses on the property and that he had reservations about allowing restaurants at this time. Commissioner Ayers questioned as to the hours of operation of the Taco Bell. McKeska stated that the facility would be open from 10 a.m. to 12 p.m. Sunday through Thursday, and 10 a.m. to 2 a.m. on Friday and Saturday. The dining room would close at 11:00 p.m. each night allowing only drive-thru business after that time. Commissioner Ayers expressed a concern over parking spaces on the property and asked where Taco Bell employees would park while at work. McKeska stated that it was Taco Bell policy to have workers park further away from the building, perhaps off the outlot, in order to allow customers to park as close as possible. commissioner Paliganoff questioned why the petitioner was seeking two(2) restaurant uses and if there would be enough demand to sustain their operations. McKeska stated that their decision was based on a demographic study of the area. McKeska stated that this location was ideal because it is in the middle of the village, near major roadways, and adjacent to retail shopping (Jewel) . McKeska estimates that this store will do $1 million worth of business annually. Commissioner Meyers expressed concern over the possibility that if the Plan Commission recommended the approval of the rezoning of both outlots it would open up Outlot #2 for a restaurant use, and effectively override the intentions of Ordinance 1780 which restricted restaurants at that location. Chairman Geinosky asked Taco Bell to compare their hours of operation with those of Pizza Hut or MCDonalds. Mcxeska stated that they would probably be open later than either of these, however MCDonalds would be open at 6:00 a.m. Chairman Geinosky asked the petitioners to describe the traffic flow for the Taco Bell location. Mcxeska stated that most customers would come from within the site or off of the Biesterfield Road entrance to the shopping center and enter the Taco Bell property. There would be no dead end parking and the drive-thru lane could hold a 13 car stack. All traffic leaving the site would go through the shopping center parking lot and exit onto Biesterfield Road. Chairman Geinosky questioned if there would be outdoor seating on the property. Mcxeska stated that all seating would be indoors. Chairman Geinosky asked what time deliveries would occur. Mcxeska stated that deliveries would occur i;z the morning before the facility opened for business and that all loading/unloading would take place through the main doors. Chairman Geinosky questioned if Taco Bell had any concerns over the traffic or business impact of the rest of the shopping center. Mcxeska stated that they had no concerns. Chairman Geinosky questioned as to how recent the traffic counts used in the Taco Bell traffic study were. Mcxeska stated that the traffic counts were 2 weeks old and took into consideration future developments in the area. Commissioner McAllister asked what measures Taco Bell would take to keep the property free of garbage. Mcxeska stated that it was store policy that the outside of the store gets cleaned every two hours. He also stated that they would place a double-size dumpster on location to prevent over flow of garbage. Commissioner McAllister questioned if alcohol would be served. MCKeska stated that no alcohol would be served. Commissioner Guzzardi questioned as to how big of a building could be placed on Outlot #2. Trudan stated that the size of the building was dependent on the lot size, setbacks, and the building use. . Commissioner Paliganoff questioned as to who would own the Taco Bell building. Butera stated that Taco Bell would build and own the building and lease the property from Gullo. Commissioner Paliganoff questioned if Taco Bell would be affected by another restaurant on Outlot #2. MCKeska stated that Taco Bell would not be impacted by what took place on Outlot #2. Taco Bell would have a 20 year lease agreement with a 40 year option. In addition, he stated that Taco Bell would be making a $1.1 million dollar investment which they would not pull out from. Commissioner Paliganoff questioned as to why a Taco Bell was the best use for this location. McKeska stated that Taco Bell traditionally thrives off of retail shopping centers such as Jewel because it allows them to get food very quickly when they are out doing other errands. In addition, a Taco Bell in this location would be directly between the two other ones in the village which would decrease travel times by allowing people to go there instead of Meacham Road or Busse Road. Commissioner Paliganoff asked if Taco Bell had any community involvement programs. McKeska stated that the Taco Bell Foundation which is funded by each local store contributes a large amount of money to the Boys and Girls Foundations across the country. Commissioner Paliganoff questioned as to the possibility of a bank being located on Outlot #2. Reichel stated that at this point all discussions regarding that outlot were only speculation. He did state that whatever was located there would be restricted by an agreement with Sears Hardware which prohibits buildings taller than 1-story or bigger than 3,000 square feet on the outlots. Commissioner Paliganoff questioned if this property would have a separate name from Elks Crossing. Butera stated that the property would have a separate name, but signaqe might not be posted. Butera stated that they wish to blend in with .Elks Crossing as much as possible. Commissioner Paliganoff questioned if the petitioner would be willing to put more berming on the west side of the property. Butera stated that they would preform any improvements which were required. Commissioner Prochno questioned if the traffic study done by Taco Bell incorporated all of the units on the proposed site plan. McKeska stated that the traffic study was only done on traffic generated by the Taco bell. In addition, McKeska stated that Taco Bell is typically a low traffic generator that thrives off of other traffic in the area. Commissioner Meyers questioned as to the possibility of a sit-down type restaurant on Outlot #2. Reichel stated that this was not possible due to the physical constraints placed on the property by the lease agreement with Sears Hardware. Commissioner Meyers questioned if the petitioner had considered placing a sit down restaurant on both outlots. Reichel stated that this would not be feasible under their lease agreement with Sears Hardware. Chairman Geinosky called a 15 minutes recess at 9: 15 p.m. in order to allow the audience to view the proposed site plans. Chairman Geinosky opened up the public hearing to the audience at 9:30 p.m. Louis Zink, 850 wellington, questioned if access to the site would be provided from Wellington avenue. McKeska stated that the only access to Taco Bell would be through the shopping center which can be accessed only from Biesterfield Road. Zink questioned the flow of traffic in the west access drive. Butera stated that the west drive would be limited to right in/right out access only. Norman Foust, 850 Wellington, questioned where Taco Bell would attract their lunch time customers. McKeska stated that they anticipated most of their customers to come from the shopping center and businesses in the local area. Foust questioned if any ;pedestrian walkways would be available for walking on the site. McKeska stated that a pedestrian walkway currently exists in front of the property. Foust questioned the volume of the drive-thru speakers which would be used. McKeska stated that volume should not be a concern due to the fact that the restaurant would be approximately 400 feet from the homes on the west side of the property. Niehaus also stated that the Village has noise ordinances which could be enforced if the volume was too loud. Foust questioned what would happen if Taco Bell gave up their lease in 20 years. McKeska stated that Taco Bell would either de-identify the building or tear if down, grade the property and install landscaping. Anthony Valenti, 881 wel:'-ington, questioned what would be done to prevent noise and light disturbances from the property. Chairman Geinosky stated that the village has ordinances which enforce village standards on noise and lighting. Butera added that all lights on the west side of the property would only face east onto the parking lot. Valenti expressed concern over the presence of teenagers who would be loitering until late night hours. Jonas Dinwiddie, 700 wellington, expressed concern over the development of the entire property and the possibility of flooding in the area. Rhoda Spitz, 740 Milbeck, questioned who is expected to come to Taco Bell at 1:00 a.m. or late night. McKeska stated that they expect business for late night dinner, after high school events, and after movies. If their revenue does not warrant late hour service they will close earlier. Joe Cannella, 680 Fairfield Circle, stated that he felt that the property should be developed to allow the placement of a sit-down restaurant. Joseph Schloupe, 737 wellington, President of the near by Homeowners Association, expressed his concern over the hours of operation at Taco Bell and the possibility of a drive-thru restaurant on Outlots #2. Sarah Kendall, 840 wellington, stated that she would like to see a sit down restaurant at the proposed location. Chairman Geinosky closed the public hearing at 9:57 p.m. Chairman Geinosky stated that there were several options that the Plan Commission needed to consider. First, they could recommend not to approve the rezoning of the property. Second, they could recommend approval of the rezoning. Third, they could recommend the rezoning of Outlot #1 to B-3 and recommend that Outlot #2 remain B-2 with the restrictions previously placed on it by Ordinance No. 1780. After further discussion, Commissioner Paliganoff moved and Commissioner Prochno seconded the motion to approve the rezoning of Outlot #1 to B-3, Automotive Oriented District and to maintain Outlot #2 as a B-2, General Business District, with the restriction that no restaurant may be placed on that location. Upon voting, (Paliganoff, Prochno, McAllister, Ayers AYES, Meyers NAY, Guzzardi ABSTAIN) , the motion passed. Chairman Geinosky turned the meeting over to the zoning Board of Appeals at 10:10 p.m. for discussion of the petitioners zoning variation requests. After conclusion of the Zoning Board of Appeals public hearing Niehaus brought the Plan Commission up to date on several issues regarding upcoming agenda items. After further discussion, Commissioner McAllister moved and Commissioner Prochno seconded the motion to adjourn. The meeting adjourned at 10:30 p.m. Respectfully submitted, i / '� '`/ v Scott R. Niehaus Administrative Assistant SRN/el C: Chairman and Members of Plan Commission, 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, Chairman and Members of ZBA