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HomeMy WebLinkAboutPLAN COMMISSION - 12/06/1989 - THERMO RAIL INC., 700 DEVON REZONING DOCKET 89-7 MINUTES ELK GROVE PLAN COMMISSION December 6, 1989 Members Present George Mullen, Acting Chairman Fred Geinosky, Secretary Paul Ayers Thomas Parker Charles Henrici Members Absent John Glass Dave Paliganoff John Meyers Patton Feichter Staff Present Alan Boffice, Director of Engineering/Community Development Raymond Rummel, Administrative Assistant Dawn Underhill, Administrative Intern Docket 89-7 Thermo Rail Inc. (700 E. Devon) /Rezoning I-2 to B-3 Acting Chairman, George Mullen, called the public hearing on Docket 89-7 to order at 8 : 11 p.m. Chairman Mullen stated the petitioner is requesting to rezone 700 E. Devon, formerly Penske/Hertz Truck Leasing, from I-2 to B-3 to operate a truck maintenance facility. Chairman Mullen stated for the record that the legal notice for Docket 89-7 was published in the Daily Herald on November 20 , 1989 ; and that all property owners within 300 feet of the proposed annexation were notified of the public hearing. The Plan Commission' s secretary, Fred Geinosky, swore in all the witnesses for the public hearing. Robert Stevens, owner of Thermo-Rail, stated that he will have an operation similar to Penske, however, instead of trucks being from one owner, will have several clients. Stevens will employ eight ( 8) mechanics. The petitioner then opened the floor for questions. Several representatives from companies and residences surrounding the petitioners expressed their concerns. Graphic Color Corporation expressed their concern over the possibility of the truck maintenance business being expanded. In the past, Graphic Color Corporation has had a problem with water run-off from 700 E. Devon. The water run-off fills up the parking lot, and runs off into the plant. They also expressed ecological concerns from the waste produced by a truck maintenance shop. Graphic Color Corp. had worked out an agreement with the previous owner, Penske, concerning water Plan Commission Minutio Page 2 • run-off . The owner of Graphic Color Corp. also did not feel there was a need to change the zoning. Graphic felt the petitioner was changing the zoning to B-3 to increase volume, which would not conform with the rest of the neighborhood. The petitioner responded to Graphic ' s concerns. Stevens stated that appropriate means are taken to get rid of waste, as dictated by the Illinois Environmental Protection Agency. As for a higher volume of business, the petitioner stated that the business could only handle 15-20 trucks per day, and would not be open to the public. Chairman Mullen asked if the watershed is vacant or not? Staff stated they would check into. Alan Boffice stated that prior to 1970-71 , stormwater detention drains drained to the northeast, and now drains to the northwest. A resident living at 714 Devon Avenue, spoke for himself and a few of his neighbors, that they would like to keep the zoning the way it is. Paul Ayers began the questioning from the Plan Commission by asking if Stevens ' business strictly did truck work maintenance. Stevens replied that his company is strictly maintenance, and loaners would be given to clients whose trucks were being fixed. Trucks would be driven in and not towed. Services for the trucks will include: oil changes, engine and brake work. The petitioner was asked what his hours would be and replied the hours would be 7 : 00 a.m. to Midnight. Ayers asked Al Boffice why the petitioner was changing the zoning. Boffice stated that the current zoning, I-2 (non-retail commercial) did not permit retail. I-2 allowed Penske to service their own trucks, however, since the petitioner has more than one client, which is considered retail, it should be rezoned B-3 . Thomas Parker continued the questioning by asking the petitioner if he had looked at any other sites to relocate his business. The petitioner replied that he had not. Parker continued by asking the general operation procedures the petitioner would follow. The petitioner replied that if a truck he was servicing had to stay overnight, there would be proper storage facilities. The petitioner indicated that some of the tools could create some noise. Charles Henrici asked how long it took, on the average, for a truck to be serviced, and was told normally overnight. He also asked if the truck' s refrigeration would be running all night. Stevens stated that the refrigeration system would not be running. Henrici also asked Alan Boffice to check to see if a concrete ribbon was used for the sewer in the northwest section of the property. Fred Geinosky continued the questioning by asking if the petitioner was asking for any variations, and was told they were not. Geinosky also asked how the petitioner plans to advertise for Plan Commission Minute Page 3 business. The petitioner stated that most of the advertising would be by word of mouth. The petitioner also stated that the signage would state the name of the business . Geinosky also asked how many tractors the petitioner was able to stack, and was told 10-20 trucks. Charles Henrici asked how many mobile units, and the petitioner stated had three ( 3 ) mobile units. Fred Geinosky asked the petitioner if he would be a good neighbor, due to the concerns raised by his future neighbors. The petitioner replied that he would be a good neighbor. Chairman Mullen finished up the questioning by asking if there was any dismantling of truck engines, and the petitioner replied no there was not. Mullen also asked if the petitioner had written contracts with his clients, and was told that clients orally agreed to use the petitioner ' s services exclusively. After asking if there was anymore questions, Chairman Mullen closed the public hearing at 9 : 10 p.m. Chairman Mullen stated that the Plan Commission needed sometime to think over the petitioner' s request, and stated the commission would take the matter under advisement. DEVON AVENUE OFFICE COMPLEX SCREENING PLAN The Devon Avenue Office Complex is located just east of Putt-Putt Miniature Golf Course at 412 Devon Avenue and is neighbored to the north by Commonwealth Edison' s right-of-way. Larry Dohrer, architect and owner, stated he will be screening the complex with evergreens. Dohrer ' s concern was the the request by the Director of Engineering and Community Development to screen the east side of his property which abuts an undeveloped parcel of unincorporated property. The Director of Engineering and Community Development informed the Plan Commission of the criteria used to ascertain whether screening was necessary along the east side of the property. The first criteria is to look at the Cook County Land Use Plan, which shows the unincorporated area being zoned residential. The second criteria involves the Village' s Land Use Plan, which shows the area as being zoned residential. Because both plans show the future use as being residential, a buffer in the form of an opaque screen is required. The petitioner replied that the nearest residential structure is over 200 feet from his property. The petitioner further stated that he doubted the unincorporated property would be developed as a residential use. When asked, the petitioner told the commissioners that he agrees that 26 trees should be planted along the north side of the property. Commissioner Henrici moved and Commissioner Mullen seconded, a motion to increase the north side screening density to 26 plantings as recommended by the Director of Engineering and Community Development, and to require screening along the entire east side of the property within 60 days of first occupancy, if property is annexed and developed with residential units. Upon voice vote, all ayes. Plan Commission Minut• Page 4 • The meeting adjourned at 10: 40 p.m. Respectfully submitted, Dawn Underhill Administrative Intern rh( 12-29-89 ) C: President and Board of Trustees,Chairman and Members of Plan Commission, Village Clerk, Village Attorney, Village Manager, Assistant Village Manager , Administrative Assistant, Administrative Intern, Director E/CD