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HomeMy WebLinkAboutPLAN COMMISSION - 11/05/1997 - THORNTON OIL ELK GROVE VILLAGE Plan Commission Minutes November 5, 1997 8:00 P.M. Present: J. Glass,Chairman , 199J P. Ayers C. Henrici D. Paliganoff D. Sokolowski Absent: F. Geinosky R. Guzzardi J. Meyers K. Zizzo Staff: S.Niehaus,Assistant to the Village Manager Petitioners: E. Zoph,Thornton Oil R. Claes, Thornton Oil Item 1: Approval of Minutes Chairman Glass convened the meeting at 8:05 p.m. and asked if there were any corrections to the minutes from the meeting of October 15, 1997. Commissioner Ayers requested one change to the minutes relative to the discussion of the proposed text amendment/special use permit on Pan Am Boulevard. Upon further discussion, Commissioner Ayers moved, and Commissioner Paliganoff seconded a motion, to approve the minutes as noted. Upon voting the motion carried unanimously (Glass, Ayers, Paliganoff, Sokolowski AYES, Henrici ABSTAIN). Item 2a: Thornton Oil Rezoning-York and Devon Chairman Glass opened the public hearing at 8:10 p.m. and briefly summarized the petition being presented to the Plan Commission. Acting Secretary Paliganoff swore in the petitioners. Eric Zoph, Director of Construction for Thornton Oil, introduced himself to the Plan Commission. Zoph stated that Thornton Oil was seeking to rezone property located at the southwest corner of Devon Avenue and York Road from I-1 Industrial to B-3 Automotive Oriented Business District for the purposes of constructing a gas station/convenience store. The property is currently occupied by a vacant restaurant which Thornton Oil plans to demolish and replace with a 4,000 square foot convenience store building constructed of masonry and dryvit material. Architectural renderings of similar buildings in Naperville and Lake in the Hills were distributed to the Plan Commission and included in the record. Zoph presented a site plan to the Plan Commission and described Thornton Oil's plans for the site. Zoph stated that the convenience store building would be parallel to and facing York Road. A total of 10 regular gasoline dispensers would be located in front of the building nearest York Road. The gasoline dispensers will be covered by a 27 foot high canopy structure. In addition, a fast-flow diesel dispenser will be located in the rear of the convenience store along the western boundary of the property. A full-service dispenser with kerosene,water,and air will also be located behind the building. The convenience store will be open 24 hours per day and will create a total of 24 full and part-time employment opportunities. Ingress and egress to the site will be available from driveways located on both Devon Avenue and York Road. Zoph stated that Thornton Oil had received and addressed staff comments from the Director of Engineering and Community Development dated October 24, 1997. A new site plan dated November 3, 1997 was submitted to the Village with the requested changes to parking stalls, the trash enclosure, landscaping, and underground storage tanks. Commissioner Sokolowski questioned as to how the proposed facility would be different from the existing Thornton's located at Busse and Devon. Zoph stated that out of Thornton Oil's 130 gasoline stations there are only two that are not owned and operated by the Thornton Oil Corporation. The facility at Busse and Devon is one of the two stations that is independently owned. Thornton Oil only provides fuel to the station and does not have the ability to make changes to the site. Rick Claes, Vice President of Thornton Oil, stated that he had contacted the owner of the Busse and Devon facility on numerous occasions to request that he invest in site improvements but was unable to convince him to do so. Commissioner Sokolowski noted that a letter(attached)was sent to the Plan Commission from the property owner to the west of the subject property expressing a concern over maintenance and garbage pick-up. Zoph stated that the proposed facility would employ a full time manager to ensure that the site is kept clean and free of debris. In addition,a part-time cleaning and maintenance person would be on duty at all times to ensure that trash cans were emptied and garbage was picked up from all areas of the property. Commissioner Sokolowski questioned if there were any sit-down eating areas in the convenience store. Zoph stated that there were no sit-down areas, however, a stand-up bar area would be provided adjacent to the hot dog dispenser area. Commissioner Ayers expressed a concern over the diesel pumps located in the rear of the convenience store and questioned as to how they would be monitored. Zoph stated that the diesel pumps would not be visible from the inside of the store. However,a video camera would provide monitoring capabilities to the store clerks. Zoph also stated that a rear door will be provided for individuals using the fast-flow diesel and full-service pumps. Zoph stated that the majority of people using the diesel pumps would come from local truck fleets in the industrial park. Commissioner Ayers questioned if the pumps would have automatic shut-off switches. Zoph stated that all pumps would have automatic shut-off switches as required by the State Fire Marshall, Commissioner Paliganoff questioned as to the number of employees employed at any one time. Zoph stated that the minimum number of employees at one time would be 3. The maximum number of employees at one time would be 5. Commissioner Paliganoff questioned as to how the site will meet the DuPage County storm water retention requirements. Zoph stated that Thornton Oil will be installing several 48"wide pipes underneath the site which will hold sufficient amounts of storm water run-off. Commissioner Paliganoff asked the petitioner to explain how the site plan responds to the Village's requirement that all underground storage tanks be setback 50 feet from the property line. Zoph explained that physical limitations of the site did not allow Thornton Oil to place their tanks 50 feet away from the Devon Avenue and York Road property lines. The maximum amount that they could be removed is 32 feet. Zoph stated that he had discussed this issue with the Director of Engineering and Community Development who was satisfied with the location of the underground tanks. Zoph also stated that locating the tanks 32 feet from the property line was safer because it reduced the amount of pipeline, thereby reducing the potential of a gas leak. Commissioner Paliganoff questioned if Thornton Oil owned the property. Zoph stated that they did not own the property, however,Thornton Oil does have a 40 year lease contingent upon rezoning the property. Commissioner Paliganoff questioned if the proposed location was a viable site. Claes stated that the intense industrial area surrounding the location made it a very attractive site. In addition, Claes stated that the convenience store and available parking would most likely make the site one of Thornton's top two in the Chicago area. Commissioner Paliganoff questioned as to the price of Thornton Oil's gasoline. Zoph stated that Thornton Oil had very competitive pricing that would place it equal to or lower than all other suppliers in Elk Grove. In addition,the proposed site would enjoy a competitive advantage due to its location in DuPage County. Commissioner Paliganoff questioned if Thornton Oil had any other sites where the underground storage tanks were less that 50 feet from the property line. Zoph stated that 125 of Thornton Oil's 130 locations had tanks at 25 feet from the property line. In addition, Zoph stated that the State of Illinois Fire Marshall requirement for underground storage tanks was only 20 feet from the property line. Commissioner Henrici stated that the setback requirement being discussed may be a misinterpretation of the Zoning Ordinance's performance standards, which require a 50 foot setback for all underground tanks in the I-1 zoned district. Chairman Glass requested staff to review the Zoning Ordinance to determine if the 50 foot requirement would be applicable if the site was rezoned to B-3 Automotive. Chairman Glass questioned as to where the front entrance of the building would be located. Zoph stated that one front entrance would be provided in conjunction with a dedicated walking area between parking stalls. There are also handicapped ramps planned for the east and north sides of the building. Chairman Glass expressed concern over the rear entrance of the building, specifically,he noted that the rear door would swing open into the dedicated driveway for the fast-flow diesel pumps. Zoph stated that Thornton would address this concern through the relocation of the driveway or the installation of some protective barriers adjacent to the rear door. Chairman Glass questioned if Thornton Oil would move their tanks closer to the property line if it was determined that a 50 foot setback was not required. Zoph stated that they would most likely move the tanks to make it easier for tank refilling purposes. Chairman Glass suggested that the Thornton Oil consider the use of fencing or landscaping on the west property line to limit the amount of garbage that might flow to the adjacent property. Claes stated that Thornton would work with staff to come up with an acceptable solution through the use of a raised curb, landscaping or fence if necessary. Chairman Glass opened the meeting up to the audience at 9:00 p.m. There were no comments. Chairman Glass closed the public hearing at 9:01 p.m. Commissioner Ayers moved, and Commissioner Henrici seconded a motion,to recommend approval of Thornton Oil's petition to rezone property at the southwest corner of Devon Avenue and York Road from I-1 Industrial to B-3 Automotive Oriented Business District for the purpose of constructing a 24 hour gas station facility and 4,000 square foot convenience store, subject to the following: • staff review of Village requirements regarding the setback of underground storage tanks in the B-3 Automotive Oriented Business District; and • final review of Thornton Oil's landscaping/fencing plan on the western boundary of the subject property by the Plan Commission. Upon voting, the motion carried unanimously(Glass, Ayers, Henrici, Paliganoff, Sokolowski, AYES,Geinosky, Guzzardi,Meyers, Zizzo, ABSENT). Item 2b. Meeting Schedule for December The consensus of the Committee was as follows: • to consider the Sprint PCS special use permit petition at the December 3, 1997 Plan Commission meeting; • to cancel the December 17, 1997 Plan Commission meeting;and • to consider the ABMC annexation petition in January 1998. Item 3 Old Business There were no items of Old Business. Item 4a. Antenna Siting Reference Catalog Niehaus presented a draft copy of the Antenna Siting Reference Catalog developed by staff. Niehaus explained that the catalog included a detailed map of all existing antennas in the Village as well as all ordinances and leases associated with each antenna. Upon further discussion,the consensus of the Committee was as follows: • to include the GTE Airfone antenna on Greenleaf and the Cellular One antenna on Bonaventure in the antenna map; • to have the map display all public properties in the Village; and • to have two copies of the map kept on file for use by the Plan Commission and potential antenna location companies. Adiournment Commissioner Zizzo moved,and Commissioner Paliganoff seconded a motion to adjourn the meeting. Upon voting,the motion was unanimously approved. Chairman Glass adjourned the meeting at 9:15 p.m. Resp( �fully submitted, Scott R.Niehaus Assistant to the Village Manager c: Chairman and Members,Plan Commission,President& Board of Trustees, Village Clerk, Village Manager, Assistant Village Manager,Assistant to the Village Manager,Administrative Intern, Dir. of Engineering&Community Development,Dir. of Public Works,Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief,Village Attorney,Chairman and Members, ZBA