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HomeMy WebLinkAboutPLAN COMMISSION - 03/20/1996 - MOBIL OIL ✓C I , ELK GROVE VILLAGE U Plan Commission Minutes March 20, 1996 8:00 P.M. Present: F. Geinosky, Chairman P. Feichter, Secretary C. Prochno J- Meyers C. Henrici D. Paliganoff P. Ayers J. McAllister R. Guzzardi staff: S. Niehaus, Administrative Assistant M. Pye, Assistant Village Engineer S. Trudan, Building Inspector Supervisor Petitioners: vitas P. Maciukevicius, W-T Engineering, Inc. James Eigenschenk Robert Knowles Chairman Geinosky called the meeting to order at 8: 01 p.m. Item A: Mobil-Oil Text Amendment Chairman Geinosky opened the public hearing. Secretary Feichter swore in the petitioners. Maciukevicius stated that W-T Engineering, Inc. was an engineering and design firm located in Schaumburg, Illinois. W-T Engineering represents the Mobil Oil Corporation for planning and design of all of their new and remodeled sites in the Northwest suburban area. Maciukevicius stated that Mobil is already working to develop gas station/car wash facilities at foursitesin addition to the one at the northwest corner of Meacham and Nerge Roads in Elk Grove Village. Maciukevicius stated that the existing facility at Meacham and Nerge was over 15 years old and in need of redevelopment. Mobil's plans for redevelopment include constructing a fully automatic car wash, a canopy gas station, and a 3, 000 square foot convenience store on the site. Additional improvements on the site include brick buildings, new landscaping, moving of the vehicle access on Nerge further away from residential property, and fencing installation on the west side of the property. Maciukevicius stated that the overall goal of the Mobil Corporation is to improve the site by replacing the outdated facilities with a more modern, profitable store which would provide better services to the community. Commissioner Guzzardi questioned as to how traffic would flow on the site. Maciukevicius stated that traffic would be able to access the site via two entrances on the east side of the property (Meacham Road) and one entrance on the south side (Nerge Road) . Internal traffic flow will be permitted to move in both directions throughout the site. Access to the car wash will move in a west to east direction on the north side of the property and exit onto Meacham Road. Commissioner Guzzardi stated that he had spent considerable time reviewing the petition for text amendment and could not vote in favor of it based on the negative impacts it would impose on residents due to the increase of noise, lights, and traffic which would occur due to the addition of a car wash facility. Commissioner McAllister questioned as to the hours of operation. Maciukevicius stated that the convenience store and gas station would be open 24 hours a day. The car wash would operate from 6 a.m. to 11 p.m. Commissioner Ayers questioned as to what the petitioners would do if the text amendment allowing the car wash was denied. Maciukevicius stated that Mobil would still seek to upgrade the site by adding the convenience store and increasing the pumping capacity if they were not permitted to operate a car wash. Commissioner Ayers asked the petitioner to clarify the need for the text amendment. Maciukevicius stated that under the existing zoning ordinance, automatic car wash facilities were only permitted as a conditional use in s-3 zoned districts when located on certain major arterials. Under that code, Nerge Road west of Meacham is not classified as a major arterial. Therefore, Mobil was seeking a text amendment to classify Nerge Road, west of Meacham, as a major arterial road. Commissioner Paliganoff questioned as to why the site design could not fit into the Village's zoning requirements even though the lot was 50, 000 square feet in size. Maciukevicius stated that the canopy oriented layout in conjunction with .the car wash required sufficient spacing so that cars could access the site and maneuver around it without difficulty. In order to do this, a zoning variation from the required setback was being requested. Commissioner Paliganoff questioned if Mobil operated any other car wash facilities adjacent to residential property. Maciukevicius stated that Mobil currently operates next to residential dwellings in Algonquin, Morton Grove and Naperville. Commissioner Paliganoff questioned as to what measures were taken at those sites to limit their impact on residential property. Maciukevicius stated that all of the sites are heavily landscaped, the car wash operations are muffled and restricted to operation only when the doors are shut, and the property is maintained at a high level with lawn mowing and garbage pick-up. Commissioner Paliganoff questioned as to who the owner of the facility would be. Maciukevicius stated that the store at Meacham and Nerge would be a owned and operated by the Mobil Corporation. Maciukevicius stated that the property was franchised owned up until approximately 3 months ago. Commissioner Paliganoff expressed concern over the fact that the facility would be corporately owned and cited his experience that franchise owned stores are usually operated more sensitively because the owner has a vested interest in the community where his or her business is located. Commissioner Paliganoff questioned whether the gas station would be shut down for construction. Maciukevicius stated that the facility would be closed during construction and that the average construction period was 60 calendar days. Commissioner Paliganoff questioned whether or not Mobil would maintain interest in the site without the ability to use a car wash. Maciukevicius stated that Mobil will operate some level of an operation on the site even if the car wash is denied. However, Mobil desired the car wash at the subject location in order to provide a wider range of services to its customers. Commissioner Prochno questioned as to how many cars could be stacked in the line for the car wash. Maciukevicius stated that the stacking line could hold up to 11 cars at maximum capacity. Commissioner Prochno expressed concern that there would be insufficient space for cars on days when lots of people wanted to get their cars washed as often occurs during the spring season. Commissioner Prochno questioned as to what additional products would be offered inside the 3,000 square foot convenience store that were not available at the existing station. Maciukevicius stated that the additional space provided room for a larger beverage cooler, more food, a self-service food line and a self-service beverage line similar to a White-Hen or 7-11 convenience store. Commissioner Meyers questioned how he should view the proposed changes if he were a resident adjacent to the site. Maciukevicius stated that the proposed changes would be a benefit due to the western access on Nerge being placed further away from residential property, a larger fence with additional landscaping, and operation by the corporate office which has the financial ability and skill to ensure that the operation is successfully run while being sensitive to the needs of community. Commissioner Meyers reiterated Commissioner Paliganoff 's concerns regarding corporate ownership and asked the petitioner to explain what investment Mobil Oil Corporation had in Elk Grove Village. Maciukevicius stated that Mobil had numerous operations in Elk Grove Village and the surrounding area and was concerned that their operations be successful and considered as a good neighbor throughout the region. Commissioner Henrici questioned if the petitioner was aware of the various performance standards required to construct and operate a car wash. Maciukevicius stated that Mobil is aware of the standards and will operate in accordance with them. Commissioner Henrici questioned where storm water would be stored on site since the existing basin on the north end of the site would be eliminated under the proposed site plan. Maciukevicius stated that a new basin on the south side of the lot would be installed. In addition, the storm water capacity of the site would be increased through the engineering design of the proposed redevelopment. Commissioner Henrici questioned as to how much further away the Nerge access would be in comparison to the existing access. Maciukevicius stated that the existing access was 15 feet from residential property and the new access would be 65 feet away. Commissioner Henrici questioned if Mobil was going to increase their fuel capacity on the site and how often the tanks would need to be filled. Maciukevicius stated that two new tanks which would hold 35,000 gallons would be placed on site. The new fuel capacity would require trucks on site three (3) times per week for refueling. Commissioner Feichter stated that he had several concerns regarding the proposal for the site with regards to its impacts on neighboring property owners including noise, traffic and pollution. Chairman Geinosky questioned as to why Mobil needed to add a car wash to the site when they already operate one half mile away on Nerge Road in Roselle and at Tonne and Devon in Elk Grove. Maciukevicius stated that Mobil considers the automatic car wash to be a standard component of all their gas stations. Maciukevicius stated that even though there were other Mobil car washes in close proximity, Mobil's research indicated that a sufficient market existed to justify its operation at Meacham and Nerge. In addition, the construction of a car wash on the north side of Nerge would enable Mobil to capture car wash customers traveling both east and west on Nerge Road. Chairman Geinosky questioned as to what type of signage would be utilized and if any sign variations would be necessary. Maciukevicius stated that Mobil would maintain the existing sign in the southeast corner of the property and would add additional signage for the convenience store. However, no variations would be necessary. Chairman Geinosky questioned as to what type of lighting would be utilized on the property. Maciukevicius stated that the facility will utilize tube lighting which would be directed to splash only on Mobil 's property. Chairman Geinosky questioned as to how many employees would be working at a time. Maciukevicius stated that two(2) employees would be active for the majority of the time. There will be some periods when either 1 or 3 people are on duty depending upon traffic. Chairman Geinosky questioned what type of economic impact the redeveloped facility would have for Elk Grove village. Maciukevicius stated that Mobil 's investment will increase the property tax revenues due to a higher assessed valuation. In addition, Maciukevicius stated that sales tax revenue could increase up to 50 percent. Commissioner Henrici questioned staff as to whether or not Nerge Road met the criteria to be called a major arterial. Pye stated that Nerge met the required criteria. Chairman Geinosky called for a break in the public hearing at 9:40 p.m. The meeting resumed at 10:10 p.m. following the Zoning Board of Appeals portion of the meeting. The following residents were present at the public hearing and voiced their objections to the proposed text amendment and zoning variation to allow the automatic car wash facility: - Nancy Helzig, 1621 Iowa Drive - James Freedman, 773 Indiana Lane - George Slaboski, 1648 Joplin Circle - Lars Lindquist, 864 Racine Circle - John Glass, 1750 Roosa Lane - Ken Rybinski, 1619 Iowa Drive - Bill Helzig, 1621 Iowa Drive - Chuck Master, 994 Tennessee Drive Chairman Geinosky stated that in addition to these comments, letters from concerned residents were also received by the village. Chairman Geinosky requested that those letters be made part of the record and be attached to the minutes. Chairman Geinosky closed the public hearing at 10:35 p.m. Upon further discussion, Chairman Guzzardi made a motion and Commissioner Feichter seconded a motion, to recommend that the village Board deny Mobil Oil 's petition for a text amendment to allow the construction of a car wash facility as a conditional B-3 use on property located west of Meacham Road on Nerge Road. Upon voting (All AYES) the motion carried unanimously. Commissioner Paliganoff moved and Commissioner Guzzardi seconded a motion to adjourn the meeting. Chairman Geinosky closed the meeting at 10:50 p.m. Respectfully submitted ",V,4�2GOGn Scott R. Niehaus Administrative Assistant 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 Elk Grove Village Plan Commission 10 February 1996 and Zoning Board of Appeals Gary E. Parrin Village Manager Thank you for your correspondence regarding the recent petition of Mobil Oil Corporation's request for an amendment of the zoning ordinance and variations to the property. My opinion is that the request should be denied. As a homeowner, at 773 Indiana Lane, my back yard faces Meacham Road and is several hundred feet from the present Mobil station. With the addition of the crossing light system, at Mallard Crossing center, we have experienced heavier traffic backup during "driving time" hours in this area. Excessive speeding by drivers, to get through that light to avoid having to stop twice within a few hundred feet of that light and the one at Nerge Road, is constant. An evening does not pass without several arrests by the Elk Grove Police at this point on Meacham Road. The speed is well in excess of the forty five mph limit as posted. There are numerous violations, by truckers and auto drivers, of the "No Left "turn in and/or out of the shopping center(Northern most exit). Median crossover is common. At times, pedestrian crossing is hazardous. I believe that a construction of a car wash, and the set back variations noted for the Mobil station, would lead to another obstacle at the exits of the Mobil station. The increase in traffic exiting the station would also increase the lane crossover violations now existing onto Meacham north and Nerge east. The hazard of leaving the station into the traffic flow would increase the chance of accidents. The noise level of the spraying water and drying motors would also be another negative for the homeowners directly adjacent to the car wash. The wet area that is produced by a car wash would also produce additional hazard for traffic and endanger more lives at the Meacham/Nerge light. Wet tires make it more difficult to stop your vehicle on a downhill driveway ramp. Winter cold conditions produce icy areas at the exits. If, 1 am reading the location map correctly, (difficult if the North arrow on map is in the proper position) the cars would exit into Southbound Meacham Road approximately 100 ft. from the Nerge Rd. light. I assume that a right turn (Southbound) would be the only allowable flow. Ideally correct but not practiced by the motorist. Median crossover would increase as would the accident hazard. I understand that a change in the station would increase the ability to produce additional sales for Mobil and additional revenue for Elk Grove Village. 1 do not believe V that the gain in revenue would be worth the life threatening hazards it could produce and the discomfort of the Elk Grove residents whose property backs to the station. Mobil has a car wash station less than a mile west on Nerge and Plum Grove Roads. It is unfortunate that it is not Elk Grove. Another full car wash is located at Nerge and Devon in Elk Grove. Still another car wash is located at Amoco on Devon and another at Busse and Devon. I do not believe that we need this car wash at Meacham and Nerge. The stringent restrictions that were origina emplaced in 1978 were for good reason. I see no reason to make any variation changes or ammendments Thank you for your concern and your efforts to maintain the high standards of the Elk Grove Village community. Respectfully, aures L. Freedman Homeowner 773 Indiana Lane Elk Grove Village, Illinois 847/980-0701 - 1-r February 23, 1996 Village Clerk Village of Elk Grove 901 Wellington Ave Elk Grove, IL 60007 This is in reference to the letter we received about the possible rezoning of the Mobil station at Nerge and Meacham to allow a car wash. We will be unable to attend the hearing on March 6 . We will express our adamant and vehement opposition to any such rezoning. Just as we did not need the Wal-Mart, Eagle, K-Mart etc. et al in our residential neighborhood, we do not need the car wash. The traffic and nature of persons in the neighborhood and interesections has gotten atrocious . A car wash would only make it worse. The existing car wash on Devon is close enough for anyone in the village. others in Roselle and Schaumburg can serve them. The one on Devon at least is not in a res- idential area. We do not want the application for rezoning approved and do not want the car wash in the neighborhood. Sincerely yours Carol Swoik 1454 Armstrong Lane _ `AAR 04 1995 Dear Mr. Parrin, V!L"AGE MANAGER'S TFU Please consider the Elk Grove Homeo without hesitation Mobil Oil Corporation's pe ition for zoning variation at Nerge and Meacham Roads. Their proposed car wash would not only add to the air pollution we are now forced to endure, but the noise pollution too would be greatly intensified. The " stringent " restrictions placed on the gas station originally in 1978 were done so for the homeowner's protection. This defense should remain intact by today's legislative body. Approval of this text amendment will benefit only Mobil Corporate profits, and will detract from our community's beauty. Consider too that our area has more than enough car washes-one at the very next major intersection,just west of our home division. None of these car washes are right in individual's backyards. It should be obvious to the plan commission of our village that Mobil's request is a dramatic assualt on the existing ordinance. Compliance would reflect total disregard for the residents best interest. A decision to satisfy Mobil Corporation would not only reduce property values but would endanger local families' health as well ! . Please defend us against this invasion and vote NO to this threat ! Sincerely, Denise Linz _ �j v. 7; 91996 GMInUiDn,ibul-E M Universal hers Syne to A` A \ '- � v` S 1 � a A a w O CD 4 � AAm vaCA ; \n \nCD n f`• c C � Ln Zcom 1 �• CL = y C - CD 2% �. l \ T J O ` v d March 20, 1996 Mr. Gary Parrin, Village Manager Elk Grove Village Municipal Building 901 Wellington Elk Grove Village, IL 60007 Dear Mr. Partin: We are writing in response to Mobil Corporations request for a zoning variance so that an automatic car wash can be constructed on the property located at the corner of Meacham and Nerge Roads. We are unable to attend this meeting because we must attend wakes for two youths. We would like our response read into the record. As the original owners of the home which was constructed on Lot 12, Block 2 of the Winston Grove subdivision, we would like to make it explicitly clear that we are still opposed to the location of the gas station, and find Mobil's request a further assault on our right to co- exist in this location. Mobil Corporation had the luxury of knowing that the property which they planned for a gas station was going to abut residential property. We bought this house without knowing that Mobil had rights to the land two years before we put earnest money down. When we inquired as to the use of the land, we were told, by Mr. David Gorski of Centex Homes, that the parcel of land was zoned R-3, and not big enough for any obnoxious commercial use, but perhaps a small convenience store, dry cleaners, or even a Park. It wasn't until we had moved in that the information regarding Mobil was made public knowledge. Mobil Corporation was not about to change it's plans for a gas station behind these houses, but they did make some landscaping changes to appease the fierce outcry from the residents. The "burn" behind our house was said to protect the surrounding properties from unforseen accidents, and the lighting was kept at a lower height to protect the residences from nuisance, and the outdoor telephones were moved to the Meacham side of the station at residents request. However, this request for a zoning change just reminds us, the residents, that Mobils attempt to "be good neighbors" was a facade, and that Mobil was just "biding their time. At that time, in 1977, Mobil said they would only stay open until 9:00 p.m. Since that time, the business hours for the gas station have fluctuated dramatically. They were open for 24 hours for several months, until Mobil found that it wasn't financially feasible. Then, the business hours were until midnight, and have since been reduced to 11:00 p.m. No where else in the surrounding suburbs, Schaumburg, Elk Grove, or Arlington Heights, have we found a gas station that is located in such close proximity to single family residences. This zoning change would not only inhibit our present quality of life, but would present an enormous number of dangers. Meacham and Nerge is already a highly trafficked corner, the number of accidents with injury has increased along with the number of cars that travel through it. We have witnessed numerous "close calls" with pedestrians who were almost hit by drivers using the gas station as a short cut to avoid the traffic signals. We have witnessed a car, left in gear by the driver attempting to get gas,jump forward through a fence into an adjoining backyard. We have witnessed drivers who have pulled away from the gas pump with the hose still connected to their car, and we have witnessed faulty pumps that didn't stop when the tank was full, but continued to spray gasoline in all directions. There has been at least one robbery that we know of, and the station attendant was threatened and hit in the face with a gun. The noise of the gas station, the exhaust fumes, the gasoline fumes, the car stereos, the angry drivers who use the gas station to settle disputes, and the constant pedestrian traffic through our yard have made us angry. Our property values have not and will not increase at the same rate as our neighbors on interior streets. This car wash and it's extenuating features would eradicate the "burn", and bring cars in motion, and making sharp turns, less than 50 feet from our back door. Enlarging the gas station would bring more gasoline, a very combustible material, which would create a heightened level of endangerment to everyone living on Iowa Drive, Indiana Lane, and Minnesota. This level of endangerment is unacceptable. We have maintained the hill leading to Mobil for fifteen years. We have mowed the lawn, fertilized, repaired broken boards in the fence, and cleaned up garbage that has filled our 30 gallon containers, and Mobil HAS NOT. Mobil has not made any effort or attempt to maintain this parcel of property for fifteen years. We will not be able to enjoy the quiet solitude of our back yard during the summer. We will not be able to open our windows. We will be in constant fear of a car coming through the fence and into our back yard. The headlights from cars entering the wash will shine into our backyard and bedroom windows. The noise, pollution, exhaust fumes, and dust will deny our rights to enjoy our home. We have been told in no uncertain terms, by Mr.James Gargano of Bolger Real Estate that our home will not sell quickly, easily or for the same price as other homes in this development because of our close proximity to the gas station. Home purchasers will tell the real estate salespeople that they will not even LOOK at a house that is situated behind a gas station. We could write a book on the aggravation and lessen quality of our lives in a home situated so close to a gas station. That gas station should not have been put there in the first place, or the house should not have been built here in the second place. We praise new laws in the real estate area, that protect buyers with warranties, and laws governing disclosure, and are sorry that they weren't in place when we were purchasing a home in which to raise our children, a safe haven, a quiet place in the suburbs that would heighten our quality of life, and certainly HAS NOT. Please see attached summary of our reasons for opposing this zoning variance. Sincerely, �i 40-A- Ken and Gina Rybinski 1. Other car washes are located in the area: Nerge and Devon Nerge and Plum Grove Nerge and Roselle (one half block south of Roselle) Devon and Tonne Higgins and Arlington Hts. Road Higgins and Lively 2. No gas stations or car washes in Elk Grove and Schaumburg are located in residential areas, let alone so close to homes. 3. Zoning restrictions were enacted to protect the residents. 4. Increased risks of accidents on Meacham and Nerge due to wet and icy roadways. Cars stopped on main roads to enter wash and gas station. 5. Loss of quiet enjoyment of our homes. 6. Loss of our property values, while Mobil increases their profits. 7. Fear of accidents, strangers in our back yard, robbery and other acts of violence that may occur. 8. Noise, light and air pollution that will occur. 9. Water restrictions are placed on home owners, but not on businesses. 10. Increased maintenance of our property. Mobil will not maintain as demonstrated in past fifteen years. Currently, two pumps are blocked off; apparently due to disrepair. 11. Risk of ground being polluted by gasoline and chemical. In the event of a environmental study we would be forced to bear the cost of a clean up. 12. Cars within 33 feet of our back door. 13. Patrons of the gas station using our back yard as a urinal. Currently they use the rear of the existing building. 14. Residents gain nothing, but lose the following: LOSS of property values LOSS of ability to sell home in a reasonable time INCREASES property taxes LOSS of rights of peaceful enjoyment of home March 20, 1996 Elk Grove Village 901 Wellington Avenue Elk Grove Village, IL 60007-3499 Attention: Elk Grove Village Plan Commission and Zoning Board of Appeals Dear Plan Commission and Zoning Board of Appeals: In 1978, the Elk Grove Village Plan Commission and Zoning Board placed both normal and site specific restrictions on the property being discussed this evening. Zoning was changed from a residential classification to B-3, so that Mobil Oil Corporation could use the property for commercial interests. To protect the interests of adjacent residential property owners, the Village imposed specific restrictions on the property limiting its use to that of a"gas station." Eighteen years have passed. The interests and well-being of Mobil's residential neighbors need continued protection, now more than ever. Let me explain why. Mobil Oil Corporation has continually shown little regard for its neighbors. This disregard has evidenced itself repeatedly since 1978. Recently, public telephones were placed along the resident's fence line rather than at curb side along Meacham or Nerge where the disturbances caused by boisterous and often vulgar phone callers would be less intrusive. Large floodlights which literally turned night into day on both the Mobil lot and the residents' back yards were similarly situated. Each time, residents have had no alternative but to pursue their interests with Mobil Oil Corporate management until the installations were either relocated or redesigned. Noise and civil disturbances at the gas station are often intolerable. Sometimes it's the consumer at the pump, blaring a car radio at decibel levels causing window panes to quake. Many times it 1 has been the Mobil attendant barking out instructions over a loud speaker at motorists too inept to use a gas pump. Every Sunday at midnight it's the refueling truck, clanging metal covers and tank spigots while its diesel engine drones in the otherwise silent night. Once at 5am, it was a Mobil employee that rev'd his muffler weary car for an hour attempting to warm it up. When respectfully asked to stop, his response was to "settle it outside." Every morning around 6am, it's the garbage truck hydraulically dumping the contents of trash bins, and then religiously slamming their lids. The scariest occurrence had a Mobil patron driving over a curb, through a fence, and into a backyard. Fortunately no one was injured. Finally, our yards have all too often become the final depository for a variety trash thrown from car windows of Mobil's patrons. In 1978, the Elk Grove Village Plan Commission and Zoning Board protected the original homeowners by placing specific restrictions on the property. In 1986, my wife and I carefully examined the zoning and use restrictions for the Mobil property, and purchased our home with full reliance that these restrictions would remain in effect permanently. Change of zoning, setbacks, or use restrictions at this time would be equivalent to a breach of contract with the original and secondary homeowners that have relied upon them for so many years. I previously highlighted problems residents face on a daily basis, even with the current zoning and use restrictions. Now let's do a"what if' scenario. What if the variances are granted? What will happen and what can be expected? Who benefits? Who loses? And Why? The proposed multi-purpose facility will literally be placed into the residents' existing backyards. The site development plan replaces a large portion of the fence that now separates Mobil from lot 11 with a new building, effectively providing zero setback. On the other side of the lot, the plan shows a 9 to 12 foot setback between the car wash and property line. Public safety is a primary concern here. This plan offers no margin for error. Motorists in queue for the car wash will be "aimed" directly at lots 11 and 12. A slip on the gas pedal or a frozen accelerator cable will mean uninvited guests in someone's family room or bedroom. 2 Now, please picture a warm sunny day and how you might spend it at your home. While all other families in Elk Grove Village might use their backyards to enjoy barbecuing, sun bathing, swimming, gardening, or just plain taking it easy, we would have quite a different environment in which to live. We would be faced with an endless stream of cars belching exhaust within a few feet of our homes. Vacuum cleaners would be incessantly howling. The car wash would serenade us with its own cacophony of sounds ranging from the roar of drying blowers to the pneumatic gasps and whirl of mechanical brushes. As a final insult, we would lose any resemblance of privacy to the scrutiny of perfect strangers waiting in line to clean their cars! It is also likely that the existing problems would escalate rather than diminish. While Mobil Oil Corporation alone will profit from the requested zoning variances, their residential neighbor will lose in many ways. The proposed variances raise both public health and safety concerns. The resident's quality of life will be severely diminished, and their property values will plummet. Construction disturbance and/or relocation of gas tanks has caused environmental hazards in the past. Have studies been completed to discover what the impact will be here? For all these reasons, we respectfully request that Mobil Oil Corporation's request be summarily rejected. Sincer ly, William an Nancy He zing V 1621 Iowa Drive 3