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HomeMy WebLinkAboutPLAN COMMISSION - 03/19/1997 - AUTUMN HOUSE/JOINT PC & ZBA ELK GROVE VILLAGE Joint Plan Commission and Zoning Board of Appeals Meeting March 19, 1997 Council Chambers 8:00 P.M. Plan commission F. Geinosky, Chairman Present: C. Prochno, Secretary P. Ayers R. Guzzardi C. Henrici J. Meyers D. Paliganoff D. Sokolowski Plan Commission K. Zizzo Absent: ZBA Present: P. Kaplan, Acting Chairman M. Coffman R. Herrick J. Oliveto ZBA Absent: R. Phillips, Chairman C. McClelland T. Rodgers Staff: S. Niehaus, Assistant to the Village Manager S. Trudan, Assistant Director of Community Development Petitioners: K. Konstantopoulos, Autumn House S. Konstantopoulos, Autumn House A. Stamatoukos, Architect Item A: Autumn House Special Use Permit Chairman Geinosky opened the public hearing at 8:03 p.m. Commissioner Prochno swore in the petitioners. Chairman Geinosky explained that the owners of the Autumn House Restaurant were seeking to install a drive-thru lane to their existing restaurant at the southeast corner of Pratt Boulevard and Busse Road. Drive-thru restaurants are not a permitted use in the I-1 district, therefore a special use permit would be required. Steve Konstantopoulos introduced himself as the son of the Autumn House owner, Kostas Konstantopoulos. Steve Konstantopoulos then read a letter of transmittal which was submitted with the special use petition explaining their need for installing a drive-thru window. (A copy of the letter is attached) . Steve Konstantopoulos stated that the Autumn House has been operating in Elk Grove for 10 years. Their establishment is currently a sit-down, coffee shop type business which has been successful due to the lunch time business generated by the industrial park. Mornings, evenings, and weekends are generally their non-peak times. Steve Konstantopoulos stated that the need for a drive-thru lane is caused by the increased cost of business related to property taxes and the minimum wage. In order to remain competitive with other fast- food restaurants in the area Autumn House needs to offer a low-priced, quick food menu. This is due to the fact that most people do not have the time or money for a sit-down lunch. Steve Konstantopoulos stated that the lunch menu would serve gyros, chicken, beef, hamburgers, and hot dogs. The traditional sit-down menu will still be offered for walk- in customers. Autumn House's architect, Angelo Stamatoukos, explained the proposed site plan to the Plan Commission and Zoning Board of Appeals. Stamatoukos stated that the existing restaurant was serviced by two points of ingress and egress, one each on Busse Road and Pratt Boulevard. Under the proposed site plan, the Pratt Boulevard entrance would be eliminated to allow for the drive-thru lane. Access from Pratt Boulevard will still be available through a shared access easement for the Burger King property to the south. Stamatoukos stated that the drive-thru addition would be placed on the north side of the building. Drive thru traffic would enter from either Busse Road or Pratt Boulevard and move around the building in a counter-clockwise manner. There was enough space for 9 cars in the drive-thru stacking lane. No parking spaces will be changed or eliminated as part of the proposed drive-thru. Stamatoukos reviewed the floor plan for the restaurant and explained that the drive-thru cooking area would be completely separate from the existing cooking area. Only those items ordered from the drive-thru window will be cooked in the new kitchen. Stamatoukos also reviewed the north and west elevations for the building and explained how the drive-thru menu would be made available. Chairman Geinosky opened the meeting up to questions from the Plan commission. Commissioner Meyers questioned if staff had any concerns regarding the Director of Public work's comments of January 24, 1997 regarding underground utilities. Staff had no concerns. Commissioner Meyers questioned if the petitioner would be able to comply with stormwater detention requirements as noted by the Director of Engineering and Community Development. Stamatoukos stated that he would be able to handle the stormwater detention required for the new drive-thru lane through underground water storage in oversized pipes. Commissioner Henrici questioned as to the size of the new menu board which would be installed on Pratt Boulevard and whether it would be illuminated. Stamatoukos stated that the sign would be between 6 and 8 feet in height. Stamatoukos also stated that the menu board and wall signs would use some type of neon illumination. Commissioner Prochno questioned as to the hours of operation for the drive-thru. Kostas Konstantopoulos stated that the drive-thru would operate from 5 a.m. to 7 p.m. The regular restaurant hours are 5 a.m. to 11 P.M. Commissioners Sokolowski and Guzzardi expressed a concern that the stacking lane may block the parking spaces in the northeast corner of the lot if it was backed up to 10 or more cars. Steve Konstantopoulos stated that the average drive-thru lane does not exceed a nine car waiting line. In addition, all food offered in the drive-thru would be pre-cooked which would allow the line to move fast enough to avoid lines of 10 or more cars. Trudan also stated that the site plan provided excess parking spaces over the number required and that the spaces in the northeast corner could be removed if necessary. Commissioner Ayers questioned if any liquor would be served from the drive-thru window. Kostas Konstantopoulos stated that no liquor would be served from the drive-thru. Niehaus stated that the Class A liquor license issued to Autumn House prohibited sale of liquor for consumption off the premises. Niehaus also stated that the Police Department performs annual compliance inspections on all liquor licenses. Commissioner Paliganoff questioned as to what kind of food would be served at the drive-thru during the morning hours and whether or not there was a market for it. Kostas Konstantopoulos stated that the breakfast menu would consist of coffee, bagels, muffins, eggs etc. If there was no business they would probably open up the drive-thru at 11 a.m. for lunch and dinner only. Chairman Geinosky questioned as to the height of the wall signs on the north side of the building and whether they would need a variation from the sign ordinance. Stamatoukos stated that the walls would be approximately 18 feet high. Trudan explained that the maximum allowable sign height was 12 feet. However the proposed signs could also be interpreted as part of the building, which would make them in compliance with Village Code. Chairman Geinosky asked that staff consider this in their review. Chairman Geinosky questioned if the drive-thru would necessitate the hiring of new employees, and, if so, where would they park. Steve Konstantopoulos stated that new employees would be necessary and that arrangements could be made with their landlord to park employee cars on the adjacent lot which is owned by him. chairman Geinosky closed the Plan Commission public hearing at 8:45 p.m. Acting Chairman Kaplan opened the Zoning Board of Appeals hearing at 8:46 p.m. and read the legal notice. Kaplan stated that the petitioners were seeking a variation from the zoning ordinance to allow the construction of a drive-thru restaurant to encroach 5 feet 5 inches into the required 25 foot front yard setback. Commissioner Herrick questioned if staff had any concerns that the location of the driveway would cause a traffic safety problem. Trudan stated that staff had worked with the petitioner and determined that the drive-thru should be located at the proposed location which was the safest possible location. There were no other comments from the Zoning Board of Appeals. Commissioner Herrick moved, and Commissioner Coffman seconded a motion, to recommend approval of the requested variation from the 25 foot front yard setback requirement. Upon voting, (P. Kaplan, R. Herrick, M. Coffman, J. Oliveto, AYES, R. Phillips, C. McClelland, T. Rodgers, ABSENT) the motion carried unanimously. Acting Chairman Kaplan closed the public hearing at 8:50 p.m. Chairman Geinosky reconvened the Plan Commission public meeting at 8:51 P.M. Commissioner Meyers moved and Commissioner Henrici seconded a motion that the Plan Commission recommend approval of the special use permit to allow a drive-thru restaurant at the Autumn House Restaurant. Upon voting, (F. Geinosky, C. Prochno, P. Ayers, C. Henrici, R. Guzzardi, D. Sokolowski, J. Meyers, AYES, K. Zizzo ABSENT) the motion carried unanimously. Upcoming Meetings The Plan Commission discussed the upcoming meetings scheduled for the month of April. Niehaus stated that public hearings had been tentatively scheduled as follows pending availability of the Plan Commission: April 2, 8:00 p.m. - Concentra Special Use Permit (Busse/Jarvis) April 16, 7:00 p.m. - outdoor Warning Siren (Well site #3) April 16, 8:00 p.m. - American Housing Partners Senior Housing (751 Meacham Road) The Plan Commission confirmed their availability for the April meetings as scheduled. In addition, it was the consensus of the Plan Commission to ask the Fire Department to prepare information on the outdoor warning siren including coverage areas, other possible locations, and the frequency of use. B-1 Zoning Districts Commissioner Ayers expressed a concern over the current state of shopping centers located in B-1 zoned districts in the Village. Specifically, Commissioner Ayers was concerned that the parking requirements were too restrictive and made it difficult for B-1 property owners to use their property to the best of their ability. Commissioner Ayers suggested that the Plan Commission work with the Judiciary, Planning and Zoning Committee or the Village Board to amend the zoning text for B-1 districts or work with the property owners to assist them in developing their property. Niehaus stated that the Village's Industrial/commercial Revitalization Commission would be looking at this issue as part of their revitalization plan and that this would be a logical forum for the Plan Commission to express their concerns. Upon further discussion, it was the consensus of the Plan Commission to seek participation in the Industrial/Commercial Revitalization study when it is prepared. Chairman Geinosky closed the meeting at 9:15 p.m. Respectfully submitted, Scott R. Niehaus Assistant to the Village Manager SRN/el C: Chairman and Members of Plan Commission, President and Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager, Assistant to the Village Manager, 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 Zoning Board of Appeals X My as c- i= Kastaa and I 'd lil:e to fiiot start off by thanking you for taking the time to review our proposal for The Autumn Huuse Restaurant Drive-Thru. Iv 'e owned The Autumn House Restaurant since March of 1986 and with the help of my wife and three sons wev'e been able stay in business for over lyd years now. But times are changing, as time goes on it becomes more difficult to survive in this business. As you all know the minimum wage has ,just gone up, every year the real estate taxes ao up and in order to survive we have to find a way to i.ncreaoe our huslne6s in order to cover these expenses. The Autumn House is located an Pratt on G:a�se road which is in an indust:-ial area. Beeau--e of our location we Survive on our 'lunch husineF-s ( from 11 to 2 ) , and because we run a �, _ down operation we cater to a very limited market. It is a limited market Because Utere aren't a lot of people who can afford tc --pend 10 dollars a meal ( including tip ) -every day for lunch. Also, there is a limited amount . of people that have the 'TIME to -at lunch at a sit down restaurant. We are the Jast coffee shop nperation in our area because there is not encuch hreakfasL and dinner business in the area to survivN on. cp-(� qsZ ll � `a f3 There are many fast food operations such as Mcdonalde, Burger King, Hardees, Portillos and so on. These restaurants with the Drive-Thru 's target the lunch business and do very well. The Drive- thru is an intrecal part for the Autumn House in order to survive in this very competive and ever changing industry. Before you make your decision please consider everything I ' ve said and I 'd once again like to thank you for your time. Sincerely, Kostas Konstantopoulos