HomeMy WebLinkAboutPLAN COMMISSION - 06/07/2000 - KRISPY KREME ELK GROVE VILLAGE
Plan Commission Minutes
June 7, 2000
JUN 2 3 20
Present: J.Glass,Chairman VIZZ4 00
in
F. Geosky, Secretary OE
OZf9 s°ff E
P. Ayers
C. Henrici
J. Meyers
D. Paliganoff
D. Sokolowski
T. Thompson
Absent: K. Zizzo
Staff: P. Vadopalas, Assistant to the Village Manager
M.Pye,Assistant Director of Engineering
S. Trudan, Assistant Director of Community Development
Petitioners: E. Sigurdson,President, Sweet Traditions,LLC
R. Elkan, Sweet Traditions, LLC
H. Francke, Counsel--Piper, Rudnick, Marbury, &Wolfe
C. DeGuentz,Fox Architects
J. Brizinski,Fox Architects
Luay Aboona, KLOA traffic planners
Chairman Glass called the meeting to order at 8:05 p.m.
Item 1: Approval of Minutes
Commissioner Ayers moved, and Commissioner Sokolowski seconded the motion to approve the
minutes of the May 17 minutes. Upon voting, (Glass, Geinosky, Ayers, Henrici,Meyers, Paliganoff,
Sokolowski,Thompson, AYES, Zizzo, ABSENT)the motion carried.
Item 2: Krispy Kreme Annexation, Text Amendments,and Special Use
Chairman Glass stated the Plan Commission would consider a petition from Sweet Traditions LLC,
franchisee of Krispy Kreme Doughnuts, to annex certain property at 418 E. Devon under the Village's
B-2 General Business District, resubdivide with property at 408 E. Devon*,currently zoned B-2, for the
purpose of constructing and operating a combination retail/production/office facility. In addition,
several text amendments to the Zoning Ordinance are to be considered by the Plan Commission.
Secretary Geinosky swore in the petitioners. E. Sigurdson explained that Sweet Traditions is the area
developer of Krispy Kreme Donuts, which currently operates five stores in St. Louis, and two in the
Chicago region, in Midlothian and Summit. Currently, additional sites are being pursued in downtown
Chicago and the western suburbs,with plans to open four to five stores each year. Sigurdson estimated
that 20 to 25 stores would eventually be opened, and the facility proposed for Elk Grove Village would
provide production support for newly opened stores and those without production capability.
Sigurdson stated Krispy Kreme representatives held a meeting with neighboring property owners on
June 6s',and that one objection was raised regarding screening the property immediately to the east of
the subject site. Krispy Kreme has agreed to install a screening fence along the eastern boundary of the
site in response to that concern.
H. Francke introduced himself as counsel for the petitioner and explained Sweet Traditions is the
contract purchaser of two parcels of land on Devon Avenue. One is 408 E. Devon which is in the
Village and is zoned B-2 General Business. The other property is 418 E. Devon that is unincorporated
and currently zoned Cook County R-4 Residential. Sweet Traditions' petition includes the annexing of
the unincorporated property under the Village's B-2 zoning classification, and consolidating with the
incorporated parcel. The petition also includes special use permits for uses currently not authorized in
the B-2 zoning district; one for a drive-thru lane,and second for production on-site for distribution off-
site. These uses,and related restrictions,are proposed as text amendments to the Zoning Ordinance.
J. Brizinski discussed the site plan. The petitioner plans to expand an existing building on the 408 E.
Devon property,which is an 18,000 square foot building. The retail and production portion of Krispy
Kreme's operation would occur here. An addition of 9,500 square feet is planned for the rear of the
building,and a two-story office portion is planned for the east side of the building.
A total of 74 parking spaces are provided in the site plan. The parking lot leads to a drive-thru lane that
wraps around the building. There are two entry points to the site off of Devon Avenue.
Brizinski explained the surrounding uses include a miniature golf course to the west, 210-foot wide
Commonwealth Edison(ComEd) right-of-way to the north, and a TV repair and residential use to the
east. A total of 27%of the land area of the subject property is planned to be landscaped. A fence is
planned along the eastern and northern boundaries of the property to screen vehicular traffic from the
neighbors.
Commissioner Sokolowski asked for clarification on the phasing of the development. Sigurdson
explained the existing building to be used for retail and production is planned to commence operation in
November or December of this year. The second phase would be the warehousing component on the
rear of the building sometime in the first half of 2001. The third and final phase would be the addition
of offices,which is planned to occur in the second half of 2001.
Commissioner Meyers asked for explanation about the truck turnaround proposed for construction
across their property line onto ComEd property. Brizinski explained the turnaround has been proposed
to ComEd, which has tentatively expressed approval of the concept.
Commissioner Sokolowski asked how phased construction would be managed during the operation of
the store. Sigurdson explained there would be some inconvenience to customers during the construction
phases, but the construction would be scheduled around peak hours.
Commissioner Meyers asked for an explanation on the proposed 30-foot high pylon sign. Sigurdson
stated when hot donuts are prepared,the section of the sign reading"Hot Donuts Now" is activated.
The sign is their standard sign used at seven other stores. Sigurdson also stated the calculation of the
sign area is less than the 135 square feet calculated by staff. If only the actual area of the sign is
counted,without"boxing"out the shape of the sign,the total area totals approximately 100 square feet.
Commissioner Meyers asked why the sign cannot be lowered by 12-feet to meet the Village's height
restriction of 18-feet. Sigurdson replied the sign is standard for their company and the lowest any of
their signs have been lowered is to 25-feet. The proposed sign is proportional to the size of the building.
Sigurdson added their business is based on indulgence behavior,and potential customers need to know
of the store's presence well in advance.
Commissioner Meyers stated many municipalities require lower signs. In addition, the motorists on
Devon make the same trip each day,and will know the store exists at that location. Sigurdson stated the
sign is one of their trademark symbols, and the company has not considered locating in communities
where sign regulations are too strict.
Commissioner Meyers asked if the petitioner has seen the proposed the driveway layout recommended
by staff. C. Guentz stated they have seen it, and have no objections to the recommended change,but
explained the driveway layout was in part determined by Cook County requirements. A resolution
between the county's and Village's requirements would need to be attained.
Commissioner Meyers stated the rush hour traffic on Devon has a very high volume, and expressed a
concern about the development's impact on traffic.
Commissioner Henrici asked for additional explanation of the proposed screening of the property from
the residents to the north of the site. Guentz stated a six-foot high solid cedar fence would be installed,
and given the four-foot difference in elevation,the effective height of the screening would be
approximately 10-feet.
Commissioner Henrici asked if the parking lot would be constructed as part of Phase 1. Sigurdson
stated the drive-thru and parking lot would be constructed, and that the sites of the building additions
would be left as green space in anticipation of their construction. Commissioner Henrici asked what the
building material of the addition would be. Guentz replied it would be split face block to match the
existing building.
Commissioner Henrici asked for explanation on the noise emitted by the speaker for the drive-thru
operation. Guentz stated it would be located at the northwestern corner of the building. Sigurdson
stated three existing stores are directly next to residential properties and they have experienced no
complaints. In addition,the ComEd right-of-way provides a 210-foot buffer between the homes and the
speaker.
Secretary Geinosky asked the petitioner to describe traffic flow on the site in more detail. DeGuentz
stated that a left turn lane from eastbound Devon Avenue would be constructed. This would lead to the
main driveway into the parking lot, or motorists could continue through the parking lot to the drive-thru
lane that wraps around the building. From the drive-thru,vehicles can exit only west bound on Devon,
or return to the main drive that will have both left- and right-turn lanes. Illuminated directional signage
will be installed to help direct motorists. The ]Tont portion of the parking lot will be for retail use.
Geinosky questioned if Krispy Kreme has built similar combined uses elsewhere. Sigurdson responded
they have, though this facility will have significantly more office space because it will serve as a
regional headquarters.
Secretary Geinosky asked the petitioner to describe the amount and type of truck traffic to be generated
on the site. Sigurdson one transport truck per day would arrive on the site to deliver raw materials, such
as sugar and flour. The truck would take approximately one hour to unload. Distribution of their
product would be conducted with step vans which will leave the site twice each day at off-peak hours,
generally in the early morning and mid-afternoon. Secretary Geinosky asked if this site would serve all
25 stores planned for the region. Sigurdson replied this site would serve other stores during their first
three months of business to support the large volume of business generated by store openings. Most
other stores would be self-sufficient after that time. Some stores, such as those planned for downtown
Chicago may not have bakery capabilities and would need to be supplied from this facility.
Secretary Geinosky asked if the truck traffic would interfere with customer traffic on the site.
Sigurdson replied the mixing of traffic would be minimal because deliveries to and from the facility
would be handled during slow periods of the clay. The business' busiest time is 6:00 a.m. to 10:00 a.m.,
and deliveries would occur before and after that time period.
Secretary Gemosky asked what the planned hours of operation would be. Sigurdson replied this would
be a 24-hour per day operation. The lobby would be open from 5:30 a.m. until midnight,the drive-thru
would be open 24 hours per day, and the warehouse and production areas would be staffed 24 hours per
day. The office hours would be normal business hours.
Secretary Gemosky addressed the traffic report submitted and stated the count of 125 trips at peak times
seems low. L.Aboona stated the study generated totals based on traffic counts done on-site during the
morning and evening rush hours as well as actual traffic totals experienced at the Summit and St. Louis
stores. Data from other fast food stores such as McDonald's were used to estimate traffic generated
from the proposed store.
Secretary Gemosky addressed the recommendation from staff for the future construction of a common
driveway between the subject property and the:unincorporated property to the east. Once the
neighboring property to the east is annexed,the plan would call for Krispy Kreme to reconstruct their
driveways and parking lot so the access to their site would be form the new driveway,aligned with
Michael's Drive on the south side of Devon. [Drawing attached as Exhibit A]. Sigurdson stated they
see the logic in the concept and have no objections to the plan.
Secretary Gemosky asked if any accommodations are planned for truck parking. Sigurdson stated they
had no plans to attract business from truck drivers and do not have plans to accommodate truck parking.
Commissioner Thompson asked how water detention would be handled. M. Pye stated in the front,rear,
and parking lot areas.
At 9:30 p.m., Chairman Glass called for a recess. The hearing reconvened at 9:40 p.m.
Commissioner Sokolowski asked if the two existing stores in the Chicago area are similar to the
proposed facility. Sigurdson stated the other two stores were 4,200 square feet in size and are strictly
retail businesses. The proposed facility is over 30,000 square feet and will serve the Chicagoland area.
Commissioner Ayers questioned if the parking lot had a sufficient number of spaces. Sigurdson stated
there are 74 spaces planned. Approximately 14 would be needed for management, 25 would be needed
for employees, leaving approximately 35 for retail customers. Sigurdson added the drive-thru moves
quickly since the only items they sell are donuts,and they do not have to deal with complicated orders.
Commissioner Ayers questioned if tables would be provided in the retail store for customers. Sigurdson
replied they plan to provide 60 seats at tables of four. Commissioner Ayers noted if enough customers
decide to dine in and spend some time in the store,parking could be problematic. Sigurdson stated the
number of proposed parking spaces satisfies Village requirements and is in proportion to the number of
spaces provided at existing Krispy Kreme stores.
Chairman Glass asked what their customer volume is. Sigurdson stated approximately 10,000
customers per week based on experience. A majority of their business occurs on Friday and Saturday.
In general, 40% of their business occurs during the morning hours, and 50% occurs on weekends.
Commissioner Paliganoff questioned how the Village regulates any smells emanating from the facility.
S.Trudan replied the Village enforces performance standards on smells.
Commissioner Paliganoff stated the recommended driveway aligned with Michael's Drive is the ideal
traffic solution for this facility. Commissioner Paliganoff asked is staff comments on signage have been
addressed. Sigurdson stated they are still seeking variations for height and area for the pylon sign, and
would also like to include the proposed neon lights. DeGuentz stated the rooftop signs initially
proposed have been revised to be mounted on the building walls.
Chairman Glass asked who their competition would be in this area. Sigurdson replied they compete
with McDonald's and other breakfast restaurants, and for their evening business they compete with ice
cream and yogurt vendors.
Chairman Glass reiterated the benefits of the construction of a common driveway upon the future
annexation and development of the neighboring property to the east. Sigurdson added they would
accept the plan if they would be allowed to keep the right-only exit from the drive-thru lane.
Chairman Glass asked for more information regarding the screening of the property to the east.
DeGuentz state a solid cedar fence would be installed along a portion of the eastern boundary, mainly
toward the rear of the property. The entire boundary would be landscaped in excess of Village
requirements.
Commissioner Henrici noted the property to the east is not in the Village and screening it is a courtesy,
as the Village cannot enforce any screening requirements for an unincorporated property.
Commissioner Henrici asked when a revised landscape plan would be presented to the Plan
Commission. DeGuentz replied a revised landscape plan could be ready in several weeks.
At 10:45 the hearing was opened to the audience.
Gary Berthold,434 E.Devon, stated his property is not within Village boundaries and he feels he
deserves the concern of the Village. Mr. Berthold questioned how many step vans would be stored on
the property. Sigurdson replied 6 or 7. Mr. Berthold asked when they would be leaving the property.
Sigurdson responded around 5:00 a.m. and in the afternoons. Mr. Berthold stated the fence along the
eastern boundary would help to prevent customers from loitering on his property and wished the
petitioners success.
John Ewald,381 Walnut, stated traffic backs.-up on Devon during the rush hour, and motorists cut
through Ridge and Walnut to avoid the back ups. These motorists speed through the neighborhood, and
Mr. Ewald expressed concerns that the additional traffic generated by the proposed development would
make the situation worse. Chairman Glass responded the Village could increase monitoring of traffic in
the area and increase Police presence to dissuade drivers from cutting through the residential
neighborhood.
There being no further questions or comments, Chairman Glass asked for a motion on the petition.
Commissioner Henrici moved to recommend approval of all the text amendments to the Zoning
Ordinance as recommended in a May 16, 2000 memorandum from Alan Boffice, from page 3,
subparagraph"a",through page 9. [Attached as Exhibit B]. Commissioner Sokolowski seconded the
motion. Upon voting, (Glass, Geinosky, Ayers, Henrici, Meyers, Paliganoff, Sokolowski, Thompson,
AYES, Zizzo, Absent), the motion carried unanimously.
Commissioner Meyers moved to recommend approval of the annexation of 418 E.Devon and to rezone
the parcel from Cook County R-4 Residential to the Village's B-2 General Business district.
Commissioner Henrici seconded the motion. Upon voting, (Glass,Geinosky,Ayers, Henrici,Meyers,
Paliganoff, Sokolowski,Thompson,AYES, Zizzo,Absent),the motion carried unanimously.
Commissioner Meyers moved to recommend approval to grant a Special Use permit for 408 E. Devon
to operate a drive-thru facility in the B-2 General Business zoning district. Secretary Geinosky
seconded the motion.Upon voting, (Glass, Geinosky, Ayers, Henrici, Meyers, Paliganoff, Sokolowski,
Thompson,AYES, Zizzo,Absent),the motion carried unanimously.
Commissioner Paliganoff moved to recommend approval to grant a Special Use permit for 408 and 418
E. Devon for the production of goods for sale on the premises and for distribution off the premises,
subject to the following conditions:
• That a common driveway be constructed along the east boundary of the subject property upon the
annexation of the unincorporated parcel immediately to the east of the subject property, as depicted
in Exhibit A; and
• That a revised Final Landscape Plan be submitted for Plan Commission approval.
Commissioner Sokolowski seconded the motion. Upon voting,(Glass, Geinosky,Ayers,Henrici,
Meyers, Paliganoff, Sokolowski,Thompson, AYES, Zizzo,Absent), the motion carried unanimously.
Commissioner Henrici moved to adjourn. Paliganoff seconded the motion. Upon voting, (Glass,
Geinosky,Ayers, Henrici,Meyers,Paliganoff, Sokolowski,Thompson, AYES, Zizzo, Absent), the
motion carried unanimously.
The meeting was adjourned at 11:00 p.m.
Resp9dJ
t4lly ssuubOmitted,
Petpal
Assistant to the Village Manager
*PLEASE NOTE: Subsequent to the public hearing,it was discovered that the proper
address for the incorporated property under contract with Sweet
Traditions,LLC is 412 E.Devon instead of 408 E.Devon. Please note that
all references to 408 E. Devon should read 412 E. Devon.
C: President and Board of Trustees, Chairman and Members of the Plan Commission, Chairman
and Members—ZBA, Village Clerk(2), 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.
n ♦ �
IVA .
c>
EXHIBIT B
TEXTAMENDMENT
We recommend the adoption of several separate zoning text
amendments which will accomplish the following:
>. Eliminate the current definition of Drive-in Establishment.
2. Create a new definition of drive-through facility.
3. Authorize, as a Special Use, drive-through facilities in the B-
2 Business District.
4. Authorize, as a Special Use in the B-2 General Business
District, the production of goods for sale on the premises and
for distribution off the premises.
5. Authorize, as a Special Use in the B-3 Automotive Oriented
Business District, the production of goods for sale on the
premises and for distribution off the premises.
To that end, the Department of Engineering & Community
Development recommends the following changes to the Zoning
Ordinance:
j a) Amend Section 2-2 of the Zoning Ordinance to delete
the definition of"Drive-In Establishmenr.
b) Amend Section 2-2 of the Zoning Ordinance by
adding the following definition:
Drive Through Facility: A facility, establishment or part
thereof where goods or services are provided to
customers while waiting in vehicles moving through
Page 4
designated stacking lanes, for consumption or use off
the premises.
c) Amend Section 7B-2-2:E, of the Zoning Ordinance by
deleting the current language in its entirety and
incorporating the following:
E. Special Uses. The following may be permitted in
the B-2 General Business District as special uses:
Drive-Through Facilities — The following conditions
and procedures shall be required as a minimum for
such special use to be granted:
1. The application for the Special Use shall be
accompanied by a preliminary site plan for the
property, showing the location of all existing or
proposed buildings, driveways, parking areas
and stacking areas;
2. The drive-through facility shall be at such
location within the property so as not to
interfere with traffic circulation or pedestrian
access to other establishments which may be
within the property,
3. If there are other establishments within the
building in which the drive-through facility is
located, the area devoted to the drive-through
facility shall be at the end of the building,
4. The building containing the drive-through
facility shall not be closer than 50 feet from any
adjoining property zoned as a residence
district, and
5. The drive-through facilities shalf be adequately
screened from any adjoining property zoned as
a residence district.
Warehousing and distribution of goods, products and
supplies, provided such use is an accessory use to a
permitted use within the District. If the permitted use
Page 5
consists of an office or a place of business engaged
In part in the warehousing and distribution of goods,
products and supplies, warehousing and distribution
shall be considered an accessory use. The following
conditions and procedure shall be required as a
minimum for such special use to be granted.-
i. The use proposed must be of the type and so
located as to exercise no detrimental influence
upon the surrounding properties.
2. The application for the special use shall be
accompanied by a preliminary site plan for the
property showing the location of all existing or
proposed buildings, driveways, parking areas
and loading docks.
3. If required by the Plan Commission, a traffic
study shall be prepared as a part of the Special
Use application and such requirements as may
be determined by the Plan Commission to be
necessary or appropriate as a result of the
findings of the traffic study may be
incorporated in the Special Use Permit.
4. All storage shall be inside.
5. Not more than forty percent (40%) of the floor
area of the building may be utilized for
warehousing and distributions.
6. Shipments of goods, products and supplies
may be broken down and repackaged for
warehousing and distribution purposes.
7. All loading docks used for the warehousing and
distribution of goods, products and supplies
shall be landscaped or otherwise screened in a
manner approved by the Plan Commission.
8. No motor freight terminals or other prohibited
uses shall be permitted as a part of the special
use.
Page 6
Production, processing or manufacturing of goods
which will be sold at retail on the premises where
produced and which will be distributed to company
owned retail facilities off the premises. The following
conditions and procedures shall be required as a
minimum for such special use to be granted:
1. The use shall only be permitted on a parcel of
land 2.0 acres or greater in area.
2. The use shall only be permitted on a parcel of
land having direct access to one of the
industrial or commercial major arterial streets
listed below.
Busse Road
Devon Avenue east of Ridge Avenue
Elmhurst Road
Higgins Road
Landmeier Road east of Lively Boulevard
Oakton Street east of Lively Boulevard
3. The use proposed must be of the type and so
located as to exercise no detrimental influence
upon the surrounding properties.
4. The application for the special use shall be
accompanied by a preliminary site plan or the
property showing the location of all existing or
proposed buildings, driveways, parking areas
and loading docks.
5. If required by the Plan commission, a traffic
study, shall be prepared as a apart of the
Special Use Application and such requirements
as may be determined by the Plan Commission
to be necessary or appropriate as a result of
the findings of the traffic study may be
incorporated in the Special Use Permit.
Page 7
6. All loading docks used for the warehousing and
distribution of goods, products and supplies
shall be landscaped or otherwise screened in a
manner approved by the Plan Commission.
7. No motor freight terminals or other prohibited
uses shall be permitted as an apart of the
special use.
d) Amend Section 7B-3-2:E, of the Zoning Ordinance by
deleting the current language in its entirety and
incorporating the following.
E. Special Uses: The following may be permitted
in the B-3 Automotive Oriented Business District as
special uses.
Warehousing and distribution of goods, products and
supplies, provided such use is an accessory use to a
permitted use within the District. if the permitted use
consists of an office or a place of business engaged
in part in the warehousing and distribution of goods,
products and supplies, warehousing and distribution
shall be considered an accessory use. The following
conditions and procedure shall be required as a
minimum for such special use to be granted:
1. The use proposed must be of the type and so
located as to exercise no detrimental influence
upon the surrounding properties.
2. The application for the Special Use shall be
accompanied by a preliminary site plan for the
property showing the location of all existing or
Proposed buildings, driveways, parking areas
and loading docks.
3. If required by the Plan Commission, a traffic
study shall be prepared as a part of the Special
Use Application and such requirements as may
be determined by the Plan Commission to be
necessary or appropriate as a result of the
Page 8
findings of the traffic study may be
incorporated in the Special Use Permit.
4. All storage shall be inside.
5. Not more than forty percent (40%) of the floor
area of the building may be utilized for
warehousing and distributions.
6. Shipments of goods, products and supplies
may be broken down and repackaged for
warehousing and distribution purposes.
7. All loading docks used for the warehousing and
distribution of goods, products and supplies
shall be landscaped or otherwise screened in a
manner approved by the Plan Commission.
8. No motor freight terminals or other prohibited
uses shall be permitted as a part of the special
use.
Production, processing or manufacturing of goods
which will be sold at retail on the premises where
produced and which will be distributed to company
owned retail facilities off the premises. The following
conditions and procedures shall be required as a
minimum for such special use to be granted:
1. The use shall only be permitted on a parcel of
land 2.0 acres or greater in area.
2. The use shall only be permitted on a parcel of
land having direct access to one of the
industrial or commercial major arterial streets
listed below:
Busse Road
Devon Avenue east of Ridge Avenue
Elmhurst Road
Higgins Road
Land'meier Road east of Lively Boulevard
Oaktan Street east of Lively Boulevard
Page 9
3. The use proposed must be of the type and so
located as to exerdse no detrimental influence
upon the surrounding properties.
4. The application for the Special Use shall be
accompanied by a preliminary site plan for the
property showing the location of all existing or
proposed buildings, driveways, parking areas
and loading docks.
6 If required by the Plan Commission, a traffic
study shall be prepared as a part of the Special
use Application and such requirements as may
be determined by the Plan Commission to be
necessary or appropriate as a result of the
finds of the traffic study may be incorporated in
the Special Use Permit.
6. All loading docks used for the warehousing and
distribution of goods, products and supplies
shall be landscaped or otherwise screened in a
manner approved by the Plan Commission.
AJB.pcd