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HomeMy WebLinkAboutPLAN COMMISSION - 02/04/1998 - FENDER MENDERS REZONE ELK GROVE VILLAGE Plan Commission Minutes February 4, 1998 8:00 P.M. Council Chambers Present: J. Glass, Chairman F. Geinosky, Secretary P. Ayers R. Guzzardi C. Henrici J. Meyers D. Paliganoff D. Sokolowski K Zizzo Absent: None Staff: S.Niehaus, Assistant to the Village Manager Petitioners: J. Rosenfield,Fender Menders, Inc. Item A: Fender Menders Rezoning - 1200 East Higgins Road Chairman Glass called the meeting to order at 8:10 p.m. and briefly summarized the petition being presented to the Plan Commission. Secretary Geinosky swore in the petitioners. Jim Rosenfield identified himself as the owner of Fender Menders located at 1700 Busse Road in Elk Grove Village. Rosenfield stated that he had owned and operated Fender Menders in for 10 years and was seeking to expand his operations while remaining in the community. Rosenfield explained that his current facility on Busse Road was approximately 5,500 square feet in size. The subject property at 1200 E. Higgins Road was approximately 10,000 square feet. The property is currently located in the B-2 General Business District. In order to permit auto repair on the property, a rezoning to B-3 Automotive Oriented Business District was required. Rosenfield explained that Fender Menders performed work for industrial, commercial and residential customers within the Elk Grove community, including contract work for several businesses. Fender Menders also performs work associated with insurance claims. Based on the origin of his clients,Rosenfield explained that it was important for Fender Menders to remain in Elk Grove. As such, the building at 1200 E. Higgins Road, which was formerly occupied by Nelson Marine, was ideal for his purposes. In addition,the building would afford him better visibility from the roadway than his current location. Rosenfield stated that while the subject property was zoned B-2, it directly abutted B-3 property to the east(Rent Rite). In addition, Rosenfield explained that the property was located on a major roadway (State Route 72)and was therefore surrounded by numerous B-3 zoned uses. Chairman Glass opened the public hearing to questions and comments from the Plan Commission at 8:25 p.m. Commissioner Henrici questioned if the area marked as"DD"on the Plat of Survey was included in the area to be rezoned. Rosenfield explained that the area referred to by Commissioner Henrici was a common easement between the subject property and the adjacent building to the east, and that it was included in the rezoning request. Commissioner Henrici questioned if the petitioner had any plans to pave the gravel portion of the parking lot to the north of the building. Rosenfield stated that the existing paved area provided more than enough parking for his needs and that he had no intentions of paving the gravel area. Niehaus stated that he had spoken with the Director of Engineering& Community Development regarding the paving issue and was informed that the gravel area was permitted as long as no vehicles were parked on it. If the petitioner needed to park/store vehicles in the gravel area,the Village would require it to be paved. Commissioner Geinosky questioned if Rosenfield had received any input from potential neighbors regarding the proposed auto repair and paint shop. Rosenfield stated that he had met with the owners of Tasty Catering and Lively Liquors and that neither of them expressed a concern at the time he spoke with them. Commissioner Geinosky expressed a concern over the presence of paint fumes and its potential impact on the Where Else Lounge&Restaurant which shares a common wall with the proposed building. Rosenfield stated that Fender Menders utilized modem paint booth equipment in conjunction with a down draft air system which captured all paint molecules and odors. Commissioner Geinosky asked the petitioner to review his response to the Director of Engineering & Community Developments memo dated January 12, 1998. Rosenfield reviewed his written response dated January 22, 1998. Copies of both documents are attached for the record. Commissioner Geinosky asked the petitioner to review the flow of traffic on the property. Rosenfield stated that there were two points of ingress and egress to the property from Higgins Road. The western driveway was situated in front of the showroom window of the proposed building. The eastern driveway is a shared access with the building to the cast. Rosenfield also stated that vehicles can access the property from the driveway to the Lively Liquor/Where Else Lounge property. Rosenfield stated that the front portion of the property would be used for customer parking. The majority of the vehicles being worked on would be located along the interior western wall of the building. Any vehicles parked outside would be properly screened as requested by Village staff. Rosenfield also stated that signage identifying the entrance, exit and customer parking would be utilized. Commissioner Geinosky questioned if the existing asphalt area would be repaved. Rosenfield confirmed that the existing asphalt would be repaved in conjunction with several other aesthetic improvements to the property. Commissioner Sokolowski expressed a concern over the presence of odors and questioned if noise from the auto repair activities would effect customers of the Where Else Lounge. Rosenfield stated explained that his business did use power and pneumatic tools,but that he did not think it would impact the restaurant because a solid cinder block wall separated the two businesses. Commissioner Guzzardi questioned if the petitioner had any method to capture anti-freeze, oil,gas and other hazardous materials from damaged vehicles. Rosenfield explained that most fluids from damaged vehicles leak out before they get to the garage. However, for health and safety reasons, his employees are instructed to spread oil-dry over any residue. In addition,Fender Menders has not had any major spills or leaks in the previous 10 years it has been operating in elk Grove. Commissioner Ayers questioned if the Where Else Lounge building was owned or leased. Mr. Don Kontos, owner of Where Else Lounge stated that he owned the building. Commissioner Ayers questioned if there were any other buildings in the Village that had areas separated by the B-2 and B-3 zoning districts. Niehaus stated that there were not any buildings separated by B-2 and B-3 zoning,however,there was one building separated between industrial and commercial zoning located on Estes Avenue. In addition,Niehaus stated that the B- 3 zoning requested for the subject property is aligned with the property line. Commissioner Ayers questioned if the petitioner had any plans to remove the glass window in front of the building. Rosenfield stated that he may black out the window or leave it open for a showcase to demonstrate how they work. Commissioner Ayers stated that he shared the concerns of Commissioner Ayers regarding the impact of noise and odors on the restaurant next door. Commissioner Paliganoff questioned bow Fender Menders would be different from other auto body shops in Elk Grove. Rosenfield stated that he considered Fender Menders to be an upscale body shop based on its modem design, state of the art equipment and the amenities provided to customers. In addition, all employees are certified and receive continued education on new techniques and equipment. Commissioner Paliganoff questioned as to when the petitioner might need to utilize the gravel area for parking. Rosenfield explained that the subject property provided twice the square footage and three times the amount of parking as his existing facility. Therefore,he did not anticipate needing to pave the area unless he expanded the size of the building. Commissioner Paliganoff questioned as to what type of security would be used at the proposed facility. Rosenfield stated that halogen security lights would be installed around the building and a fence would be used to secure automobiles stored outside. Commissioner Geinosky questioned as to when Fender Menders would occupy the building if approved. Rosenfield stated that his current lease expired on March 31, 1998 and that he would begin renovations to the building immediately if approved. If necessary,Rosenfield may be able to get a month extension on his existing lease at 1700 Busse Road. Commissioner Guzzardi questioned if the petitioner would be willing to pave the gravel portion of the parking lot as a condition of approval. Rosenfield stated that he would consider doing so but would prefer not to, due to the financial burden of paving an area that he would not be using. Commissioner Guzzardi questioned if flammable materials would be stored in a special container. Rosenfield stated that all flammable materials are required to be stored in a containment cabinet or room by the Fire Department. Chairman Glass read a letter provided by Gary Umlauf of Harris Bank Elk Grove, dated February 3, 1998 into the record. A copy of the letter is attached for the record. Chairman Glass opened the meeting up to comments from the audience at 9:00 p.m. Michael Zimmerman introduced himself to the Plan Commission as the attorney for Don Kontos, owner of Lively Liquors and the Where Else Lounge. Zimmerman stated that he felt rezoning the subject property to B-3 Automotive would be a mistake for several reasons. Specifically, Zimmerman expressed concern over having two separate zoning districts for a building that shared a common wall and over the adverse impacts that the proposed use would have on the success of the existing restaurant due to odor and noise. Zimmerman also stated that he felt a B-3 zoning classification for the subject parcel would be spot zoning, and therefore, should not be approved. Kontos stated that he concurred with the statements of Mr. Zimmerman and expressed additional concerns regarding the potential for towed vehicles to be deposited in his parking lot, where they would remain indefinitely, unless towed by the Police Department. Kontos felt that this would be a negative aesthetic impact on his business. Rosenfield stated that he currently contracts with Bill's Marathon for towing service and that all of their drivers are provided a key to his fence/gate so that towed vehicles are properly deposited. This arrangement would be utilized at the proposed facility. In the event that Fender Menders is closed,towing companies without a key are required to keep vehicles in a storage pen until the shop is open. In response to the concerns raised regarding fumes and odors,Rosenfield stated that he does not experience any outdoor odors at his existing location and has not received any complaints from neighboring businesses. In addition,his ventilation equipment is well maintained,including the installation of new filters every one or two months. Commissioner Meyers expressed concern over the ability of Fender Menders air filtering system to eliminate all odors from the atmosphere and stated that he felt fumes would still impact business at the restaurant. Lawrence Swako,owner of property at 1300 Higgins Road,questioned whether discharge and residue from Fender Menders would impact his sanitary sewer. Kontos stated that the sewer from the subject property flowed west and would not impact his property. Swako also stated that Fender Menders should consider how dust from the Busse Excavating plant in the neighborhood would impact his painting work. Albert Weiss,owner of Rent Rite expressed a concern over the aesthetics of the site and questioned whether damaged vehicles would be screened. Rosenfield stated that the property would be screened by board on board fencing or chain link fence with slats. Larry Walter,owner of Tasty Dawg, 1201 Higgins Road, stated that he had used the services of Fender Menders in the past and was familiar with its operations. Walter stated that Fender Menders is a well maintained business and was in support of its relocation to 1200 East Higgins Road. Chairman Glass closed the public comment period at 9:30 p.m. Chairman Glass identified the five issues which had been raised by the Plan Commission and audience as follows: fence/screening,parking,paving,odors and noise. Glass stated that he felt that each of the issues raised could be addressed by Village staff and Village Code with the exception of noise. In addition, Glass stated that the petitioner had already committed to proper screening, odor/firm control and meeting parking requirements. Furthermore, sufficient evidence was provided indicating that the petitioner did not have a need to park in the gravel area. Chairman Glass stated that he concurred with the concerns raised regarding the impact of noise on the adjacent restaurant and questioned whether or not sound absorbent material could be installed to minimize noise from the use of power tools. Rosenfield stated that he did not have knowledge of acoustics, but would be willing to contact his architect to determine if anything could be done. Commissioner Henrici stated that Village Code maintained specific performance standards regarding the amount of noise that can spill onto adjacent properties and that they could be used to enforce the noise issues raised by the restaurant owner. In addition, due to the nature of the Fender Mender business, a fire rated wall should be installed which would help to limit the amount of noise from their operations. Chairman Glass closed the public hearing at 9:40 p.m. Commissioner Zizzo questioned as to the hours of operation for both the restaurant and the body shop. The Plan Commission was informed that the Where Else Lounge is open from 11:00 a.m.to 1:00 a.m. Fender Menders would be open from 7:00 a.m. to 6:00 p.m. However,no tools would be operated from 11:30 a.m. to 12:30 p.m. and from 4:30 to 6:00 p.m. Commissioner Meyers expressed a concern over rezoning the subject property to B-3 due to the fact that there was no guarantee that Fender Menders would remain on the property. However,the property would remain in the B-3 district and open to any future B-3 type uses. Upon further discussion, Commissioner Henrici moved, and Commissioner Paliganoff seconded a motion to recommend approval of Fender Menders request to rezone property located at 1200 E. Higgins Road from B-2 General Business District to B-3 Automotive Oriented District, subject to the following conditions: • installation of a fence, with screening, as requested by Village staff, • installation of paint/spray booth to eliminate fumes and odors in accordance with Village Code; • a commitment to pave the gravel area to the north end of the property at such time that the building is expanded; and • the installation of sound insulation on the common wall of the building as deemed necessary in order to comply with the Village's performance standards. Upon voting, (Ayers, Geinosky, Glass, Henrici, Paliganoff, Sokolowski, Zizzo AYES, Guzzardi, Meyers,NAYS),the motion carried. Commissioner Paliganoff moved, and Commissioner Zizzo seconded a motion to adjourn the meeting. Upon voting, the motion was unanimously approved. Chairman Glass adjourned the meeting at 9:50 p.m. 7Resp ctfully�s7ubm,,itt/ed, 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,Dv. of Public Works,Fire Chief, Deputy Fire Chief(2), Assistant Fire Chief,Village Attorney,Chairman and Members,ZBA 1-20-1998 7: 19PM FROM FENDER MENDERS 708 640 0773 P. 1 + AUTO BODY a PAINT PROS "You'll Never Know What Hit You!" 01/22198 Scott Niehaus Asst. to the Village Manager 901 Brantwood Av. Elk Grove Village. Il. 60007 Dear Scott: This letter is in rsponse to Alan Soffice's comments in his memo of 01/13/98. 1. We understand that there will be NO parking of any kind on any portion of the ncn-paved areas of the property. Due to the fact that The Fender-Menders is moving from a 5.000 sq. ft, facility to a 10.000 sq. ft, building. the volume of business at the present time does not require or need the extra space to be paved. Hopefully, when the business warrents it, I will not only be willing to pave the entire lot but also looking to possibly expand the building. 2. When either increased parking needs arise or expansion is i:I the pians. I will fully expect to comply with all the Village's requirments reguarding installing storm. watet retention areas. 3. Pertaining to the screening of outside storage of vehicles. I will be happy to work with the Village as to what type of fenceing or modifications to the existing fe^ca r,.an be done, to screen the stored vehicles. 4. Regarding the parking needed for employees. At present we ernpicy S people. The plans for the body shop show 14 repair stalls. That equates out to be a iota! of 30 parking spaces needed. It is my understanding that the lot in it's present paved arca can accomodate over 40 cars. This is more than enough parking. It is my sincere hope that this answers all of Mr. Boffice's questions. If you need any more information, please feel free to contact me. Ve truly. c i Rosenfield P esident 1700 Busse Road (Rt. 83) • Elk Grove Village, IL 60007 • (847) 640-1777 • Fax (847) 640-0773 325 N. Milwaukee Avenue • Wheeling, IL 60090 • (847) 215-2255 • Fax (847) 215-2281 MEMORANDUM Date: January 12, 1998 " .U, To: Scott R. Niehaus, Assistant to the village Manager From: Alan J. Boffice, .E.,, Director, E/CD SUBJECT: STRATFORD ROAD ENTERPRISES REZONING - 1200 HIGGINS ROAD We have reviewed the document submitted for the subject rezoning and offer the following comments: 1 . Parking of operable or inoperable motor vehicles is prohibited on the gravel portion of the site. All parking must take place on paved areas. 2. Any pavement reconstruction or paving of gravel areas will require the installation of stormwater detention. 3 . The outside storage of vehicles should be screened from adjacent properties. 4 . Zoning regulations require that one parking space be provided for each employee as well as 1 . 5 parking spaces for each service stall . AJB:pcd 04/00/98 TUE 15:21 FAX 847 593 0495 HARRIS BANK ELKGR01° Z001 Harris Bank 500 East Devon Avenue 801 East Nerge Road Elk Grove, N.A. Elk Grove, Illinois 60007-4694 Roselle, Illinois 60172 (847) 640-3500 (630) 893-1134 Fax: (847) 593-0495 Fax: (630) 893.1873 Ali,~ HARRIS Gary E. Umlaut ll`�` BANK President LELK GROVE. February 3, 1998 Mr. Al office Elk C,�ve V' age 901,VVellinton Avenue Elk Grove Village, Illinois 60007 Dear Al: This letter is being written on behalf of the petition by Fender Menders to change the zoning from B2 to B3 on the property they are purchasing at 1200 Higgins Road (the former Nelson Marine Showroom). Jim Rosenfield, the owner of Fender Menders, is a long-time active member of Greater O'Hare Association's Networking Executive's Group No. 11 (G.O.N.E. II). Jim is held in very high regard by all of the G.O.N.E. members and I believe that the location of his business at 1200 Higgins Road would be a definite asset to the community. The service provided by Fender Menders gives both our businesses and residents a specialty service that is needed in Elk Grove Village. Additionally, it's always gratifying when a local business person moves from one location to another within the community for the expansion of its business. It says to me that Elk Grove is a good place to do business. Again, we heartily endorse the zoning change to accommodate Fender Menders' move. If you have a questions, please don't hesitate to call me at 847/228-8201. Thank you for your interest and nsideration. With gard P.S. 1 uld appreciate this letter being included in the presentations at the meeting this evening pertaining to Jim Rosenfield's request. Wholly owned subsidiary of Harris eankmont,Inc, MEMBER F.D.I.C.