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HomeMy WebLinkAboutPLAN COMMISSION - 08/16/1989 - PARK N' SHOP REZONING MINUTES ELK GROVE PLAN COMMISSION August 16, 1989 Members Present John Glass, Chairman Dave Paliganoff Fred Geinosky John Meyers Nancy Czarnik Paul Ayers Tom Parker Members Absent George Mullen Staff Present Earle Kracht, Plan Reviewer Dawn Underhill , Administrative Intern DOCKET 89-4: ELK GROVE PARK'n SHOP-REZONING BI to B-3 Others : Chuck Byrum, Attorney for petitioner Michelle Sorapuru, Engineer for Shell Oil Company Vitas Maciukevicius, Metro Transportation J.A. Sckovac, Real Estate Shell Oil Company Chairman Glass noted for the record that property owners within 300 feet of the petitioner were notified about the public hearing. The notice for the public hearing was also published in the DAILY HERALD on July 31 , 1989. Chuck Byrum, the attorney for the petitioner, submitted as exhibits for the public hearing: (1) a title to the property, (2) Certificate of Trustee. I Chuck Byrum explained to the Plan Commission that the petitioner needed to rezone the property from B-1 to B-3 in order to permit the expansion of the Shell property at the northwest corner of Park'n Shop. Shell Oil Company is planning to renovate the gas station currently there to keep with the new trend of Shell Gas Stations. Currently, Shell Stations are moving away from automotive repairs to more services convenient to its customers such as mini-marts and car washes. The petitioner is aware that another public hearing will have to be scheduled in front of the ZBA for a parking variation due to the decrease in parking available at the Park'n Shop with the proposed expansion of the Shell . Elk Grove Plan Commoion • Minutes - August 16, 1989 Michelle Sorapuru, an Engineer for Shell Oil , gave the Plan Commission an overview of what Shell plans to do with the gas station. The new design would include gas pumps, a 20 x 50' Convenient Mini-Mart and car wash. The layout of the building would create good visibility for cashiers. The mini mart would carry convenience products such as milk, pop, and snacks. Sorapuru stated that a meeting was held with representatives from the Building Department; the Engineering Department; Village Manager's Office; and Shell Oil Company to discuss staff comments. Some suggestions that came out of the meeting were: the elimination of parking on both sides of the mart in order to improve the line of sight; parking for employees is now located behind the mini-mart; a 12 x 60' loading zone will be marked along Arlington Heights Road; and the stacking plan was discussed. Sorapuru expanded on the car wash design by stating it would be 60 feet long, and would have 10 feet of drip space inside the car wash. Heating units would be placed in the car wash for winter weather, and a strip drain would be used for excess water. The look of the new mini-mart and car wash would have a cleaner appearance. The mini-mart/car wash would be gray in color, and the majority of water being used for the car wash would be recycled water. Concerning the Landscape and Screening Plan, Sorapuru stated the Shell Oil Company will work with Engineering for the proper mix of shrubs and flowers. All planter boxes would be no more than 3 feet high. Vitas Maciukevicius, Metro Transportation, explained that additional space is necessary in order to accommodate the proposed car wash. Maciukevicius referred to the busy intersection of Arlington Heights and Higgins Road and pointed out that right turns could be utilized onto either roadway. Left turns are not a major concern for Arlington Heights Road since they are prohibited by the high meridians located just south of the intersection. The layout of the pump islands will move cars in an easterly direction, so that cars can utilize a cross entrance through the shopping center. Questions were then asked by members of the Plan Commission. Tom Parker asked the Shell Oil representatives if the car wash would be a full service with vacuum facilities, and what the estimated number of cars per year go through the car wash. Michelle Sorapuru stated that the car wash would not be full service, and it is estimated that 50,000 cars will go through it a year. Paul Ayers continued the questioning by asking if the current building would be condemned and what is the total acreage. Sorapuru 2 Elk Grove Plan Commeion • Minutes - August 16, 1989 stated the present building would be demolished, and that the total acreage was one acre. Ayers brought up a concern on the layout of the Shell station/car wash located by Woodfield Mall . He stated that the station had problems with stacking of cars waiting for the car wash. He also stated that in the winter time the car wash had a problem with ice buildup, which could cause a hazardous situation upon exiting onto Arlington Heights Road. Sorapuru informed the Plan Commission that Shell is aware of the stacking problems at the Woodfield Mall location, and have changed the layout to reduce stacking problems. Concerning the hazards of ice, Sorapuru stated that is why 10 feet of drip space was designed inside the car wash, and plenty of room was left immediately outside the car wash. Dave Paliganoff went over the staff comments with the petitioner. The petitioner stated that they would comply with all of staff's recommendations, except they felt the fire department's request for them to replace the watermain was excessive and they are in the process of discussing alternatives with Alan Boffice. Paliganoff asked what provisions were made for stacking. Sorapuru stated that cones and personnel would be used to control stacking of cars. Sorapuru stated that there would be a cashier; a manager; and one additional employee during peak hours. Also, a pump island credit card reader will be used to save on manpower and time. Dave Paliganoff also inquired about the lease arrangement. The lease of the current dealer is not being renewed, the dealer is currently renting on a month to month basis. Paliganoff also asked if the restaurant that will be replacing the Seven Stars was taken into consideration when the traffic study was conducted, and was told it was taken into consideration. John Meyers asked what will happen when I .D.O.T. widens Arlington Heights Road, and the property loses approximately 22 feet on the west side. Sorapuru stated they would eliminate some of the parking and ask for a parking variation, however, only ten (10) feet is required for the frontage of the property. Meyers stated a similar station could be found on Devon and Route 83, Thorton's. He stated that Thorton's has experienced major problems with their entrance and exit being extremely close to the corner. A suggestion was made to close entrances/exits nearest to the corners. Nancy Czarnik continued the questioning by asking what the operating hours would be. The following hours would be: Gasoline 24 hours Mini-mart 6:00 a.m. - Midnight Car Wash 6:00 a.m. - 8:00 p.m. Czarnik also asked if there was adequate space for stacking the cars if a problem arose with the car wash. Sorapuru stated they could handle such a problem, by using personnel to direct traffic through 3 I Elk Grove Plan Comm1pion • Minutes - August 16, 1989 cones. Czarnik also asked how long would it take to construct the new building, and was told four to five months. Fred Geinosky asked what the Traffic Impact Study showed to be the peak hours, and to please submit a copy of same to the Plan Commission. He also asked why the petitioner was rezoning from B-1 to B-3. Representatives from Shell explained that a car wash is a conditional use in B-3. Geinosky asked what type of delivery vehicles would be coming to the convenient mart. Shell indicated that small vehicles would be used for deliveries to the convenient mart. Chairman Glass stated that the Park'n Shop has plenty of parking spaces, however, the lot is not layed out well . Chairman Glass also indicated that the Plan Commission would not make a recommendation until they knew if the ZBA was in favor of a parking variation. He stated that a similar Shell convenient mart/car wash located at Waukegan/Dempster works quite well . Chairman Glass called a recess at 10:27 p.m. and resumed the public hearing at 10:33 p.m. , at which time questions were taken from the audience. Several citizens, who live near the subject property, were concerned with the additional traffic that would be generated by the station. A businessman whose office is located near the Shell station felt it would benefit the area. Chairman Glass closed the public hearing at 10:50 p.m. , and stated the matter would be taken under advisement. A recess was called at 10:51 p.m. . The meeting resumed at 10:55 p.m. COM-ED SUB-STATION - SPECIAL USE Oakton and Kent Streets, P.H. 8-02-89) Rolando Acosta, Attorney for the petitioner, stated that j Commonwealth Edision would be able to change the location of the sub-station to the east side of Kent Street. The design of the sub-station would not be different from the original proposal . Commonwealth Edison has researched the subject of electromagnetic wave pollution, and found a study conducted by Florida Power and Light to show no perceptible increase due to sub-stations. Acosta also indicated that a wood fence would no longer be necessary since the substation would not be next to a residential area. Entry to the substation would be from Bonnie Lane. Paul Ayers asked if the design could be reversed, and was told it would be too difficult from an engineering standpoint. Commonwealth Edison stated that they will comply with all Village requirements. Following discussion a motion was made by Fred Geinosky to recommend approval of the special use permit for a sub-station to be located on the east side of Kent Street, based on the site plan of 4 + Elk Grove Pian Comm 0ion • Minutes - August 16, 1989 August 16, 1989, subject to staff review and comments; and submittal of a landscape and screening plan prior to the issuance of an occupancy permit. The motion was seconded by John Meyers, and passed unanimously (Mullen absent) . KIMBALL HILL (TALBOT'S MILL) - AMENDMENT TO LANDSCAPE PLAN Larry Johannesen informed the Plan Commission that Kimball Hill has decided to go with brick instead of cut stone for the entry way design of the development in order to match the design of the homes. Also, Kimball Hill would like to add more iron rod railings to create a sense of a secure environment, and to install monuments consisting of two brick pedestals being connected by iron rod railings at the following intersections off Park Boulevard; Talbot's Mill Lane (north) ; Talbot's Mill Lane (south) ; and Old Mill Lane to be consistent with the design. The landscaping within the development will remain the same. Following discussion, a motion was made by Paul Ayers to approve the revised Landscape and Screening Plan dated July 31, 1989 for Talbot's Mill . The motion was seconded by Fred Geinosky, and passed unanimously (Mullen absent) . A motion was made by Fred Geinosky for adjournment. The motion was seconded by Nancy Czarnik, and passed unanimously (Mullen absent) . The meeting adjourned at 11:35 p.m. Respectfully submitted, U 4.1.U7'i� Dawn Underhill I Administrative Intern rh(9-13-89) C: President and Board of Trustees, Chairman and Members of Plan Commission, Village Clerk, Village Attorney, Village Manager, ! Assistant Village Manager, Administrative Assistant, I Administrative Intern, Director of Engineering and Community Development 5 i I