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HomeMy WebLinkAboutPLAN COMMISSION - 06/04/2018 - McDonalds - 901 MeachamElk Grove Village Plan Commission Minutes June 4, 2018 Present: J. Glass S. Carlson F. Geinosky G. Schumm P. Ayers K. Weiner T. Thompson P. Rettberg J. Morrill Absent: None Staff: M. Jablonski, Assistant Village Manager R. Raphael, Engineering Supervisor, Community Development Petitioner: J. Olguin, Buikema Law Group R. O'Keefe, McDonalds K. Sach, Watermark Engineering Chairman Glass called the meeting to order at 7:00 p.m. Item 1: May 14, 2018 Meeting Minutes Commissioner Rettberg moved to approve the meeting minutes of May 14, 2018. Commissioner Thompson seconded the motion. Upon voting (Ayers, Carlson, Geinosky, Rettberg, Morrill, Schumm, Thompson, Weiner, AYES, Glass, ABSTAIN), the motion passed. Item 2: PC Docket #18-2 - Petition for Resubdivision to create an out -lot in the existing shopping center at*10M' eacham and Petition for Special Use to operate a drive-thru facility qo! Chairman Glass asked the Petitioner to explain their purpose before the Plan Commission J. Olguin stated that McDonald's USA, LLC was requesting approval of a new out -lot in the Mallard Crossing shopping center with a dual drive-thru restaurant, and variances arising from the resubdivision. He explained that a few years ago IRC, the shopping center owner began a reinvestment into the shopping center and focused on modernization of the old Food 4 Less building to create space for a new Aldi and Ross Dress 4 Less. Part of this reinvestment 1 included discussion of a new out lot for a restaurant. At the time, the creation of an out lot was a little premature with not having a user and knowing specific plans. J. Olguin stated that once McDonalds had confirmed interest in the site, they were able to proceed with plans to create the out -lot and that they had worked with Village staff in regard to building orientation, location, landscaping, etc. He stated that when it was contemplated that an out -lot would be created at the site, a synergy of uses including traffic, parking, and flow, was considered. J. Olguin stated that both the owners and current users of the shopping center support these petitions. J. Olguin stated that the proposed out -lot would consist of a 5,068 square foot McDonalds restaurant with a play place and the dual drive thru configuration. He stated that McDonalds is at the forefront of drive-thru technology, the dual lines allow significant improvements in efficiency for the operations of the drive-thru. J. Olguin explained that access to the site would be through the existing curb cuts for the shopping center off of main roads. Once a car enters off of Meacham, it will enter the site going back north. He explained that traffic circulation would be one-way counterclockwise to minimize traffic conflicts. All parking spaces are angled for one-way use. J. Olguin stated that the drive-thru lanes provide storage for 12 cars and that this is really an ideal circulation plan. He stated that parking on -site for the McDonalds requires 51 stalls, and 58 parking stalls are being provided for this lot. J. Olguin explained that in terms of the shopping center, there are two related items that require variations. The first is a variation to the required number of parking spaces, which was originally approved a number of years ago. There are currently 404 stalls and the petitioner is requesting a variation to allow 335. The shopping center has actually restriped the parking lot in the last month. J. Olguin explained that the tenants are comfortable with the parking allocated to them, and the owner is comfortable with the parking ratio being provided for the center as a whole. J. Olguin stated that another associated variation request is to allow 18' stalls for employee parking behind the center along a one-way drive. Stalls are typically required to be 19' in length; however, this parking is behind the center and will only be accessed by employees. J Olguin displayed the building elevation, and described a building with primarily face brick, with the exception of tile work to provide points of architectural interest. This will be a significant aesthetic upgrade from the existing McDonalds at its current location. J. Olguin stated that the signage plan includes highlighting the play place, which is planned for this location. McDonalds takes pride in their landscaping and the landscape plan provides a variety of species to make the site attractive. He stated that the site is ADA compliant, and includes a sidewalk connection to the sidewalk on Meacham Road to ensure access. Commissioner Rettberg asked how many spaces were added through the restriping of the parking lot. 2 J. Olguin stated that 63 spaces were added by restriping the lot from angled parking to 90 degree parking spaces. Commissioner Rettberg asked if there were any safety concerns with changing to 90 degree stalls as opposed to angled parking. J. Olguin stated that he was not aware of a safety benefit of one or the other; he noted that unless there is one-way circulation, it does not seem to do much to prevent people from trying to pull into an angled spot from the wrong direction. Commissioner Rettberg asked why the variation to reduce the stall length of employee parking stalls to 18 feet was required. J. Olguin stated that there is an exhibit that shows the change from the existing parking to proposed restriping plan, and it shows that the drive aisle in the back would be very tight if these spaces were 19 feet in length. Commissioner Rettberg asked if this employee parking was behind the main center. J. Olguin confirmed that it was and stated that customers would not be aware of this parking or be able to get back there easily. Commissioner Rettberg asked if customers were prohibited from parking in the rear and if employees were required to park in the rear. J. Olguin stated that he did not represent the shopping center owner, but that he did not believe an employee -only sign would be an issue if desired by the Plan Commission. J. Olguin stated that McDonalds employees would not be using this parking; it would be for other users of the shopping center. J. Olguin stated that McDonalds is in compliance with parking and that the variation is purely for the remaining shopping center lot, for employees of tenants in the shopping center. Commissioner Rettberg asked why these variations were included with the McDonalds petition. M. Jablonski explained that the reason for the variations was the resubdivision that would create the new out lot and change the parking available for the rest of the shopping center. She explained that they could not be considered separately as the cause of the variations was the new McDonalds restaurant. Commissioner Rettberg asked if a representative of the shopping center was there. J. Olguin stated that they were not, but they provided a letter of support. Commissioner Rettberg stated that he was asking, because there are vehicles that are 19' long, so there are vehicles, even when properly parked, which will stick out into the drive aisle, which is already narrow. J. Olguin stated that this is 22 spaces out of the total number of parking stalls for the center. These stalls are located behind the center, and it is a choice between no parking and parking with 18' stalls. Vehicles that may not fit have other options for parking. Commissioner Carlson asked if the Petitioner anticipated that if the project moves forward, everything would be done at the end of 2018. J Olguin stated that they anticipated completion in November. Commission Carlson noted that the lease at the existing location was up at the end of 2018 and asked what would happen if there were construction delays and the lease needed to be extended. J. Olguin stated that once under construction, they would push to open as quickly as possible, but if necessary, they could potentially pursue a lease extension. He explained that McDonalds is not looking to pay for property that is not being used, and will not pay to keep the old location vacant. J. Olguin stated that the petitioner has submitted building permits at their own risk, hoping to get approval and move to break ground as quickly as possible. Commissioner Carlson stated that the way the rear parking is configured, it seems virtually impossible to back up, and asked how many stalls there were. J. Olguin stated there were 22 stalls. Commissioner Weiner asked how employees would access the rear parking and get to stores. J. Olguin stated he was not sure. Commissioner Weiner stated that if it is not convenient for employees, they are not going to park there. She expressed concern that the shopping center was already losing over 60 spots, and if employees do not use that parking, they will take up customer parking. Commission Weiner stated that if employees cannot easily access, or tenants do not want them coming through loading dock, this would be an issue. J. Olguin stated that his staff just confirmed that there is pedestrian access to front of shopping center from rear parking stalls if tenants do not want employees using dock entries. Commissioner Weiner asked if there any concerns about the dual drive thru traffic flow and the safety of kids moving through the lot, in consideration of the play place. J Olguin stated that this layout is the way McDonalds tries to structure all their sites and they have no safety concerns with the layout. R. O'Keefe stated that the site of the existing McDonalds is a much tighter drive thru, but this site provides more space and allows the optimal flow for traffic, parking and safety. He stated that they want everyone to be safe. J. Olguin stated that if you combine the parking for both McDonalds and the shopping center, it is an overall reduction of 11 spaces from the current parking at the shopping center. Commissioner Geinosky asked to clarify on parking numbers. He stated that currently there are 404 spaces, and this proposal would move down to 335. J. Olguin stated that the 335 stalls is just for the remaining shopping center lot, McDonalds will also have its own 58 parking stalls. The numbers have to be listed separate because the lots are separate. Commissioner Geinosky confirmed that there are currently 404 parking stalls with no McDonalds, and that with the change, there will be 335 for the shopping center and 58 for McDonalds. Commissioner Geinosky asked how this McDonalds compares in size to the one north of Biesterfield on Meacham. J. Olguin stated that it will be 1,000 square feet larger. Commissioner Geinosky asked if that was due to the play space and more seating room 2 J. Olguin stated that the size increase was due to the play space, but also because McDonalds is rolling out more size for the operational interior and this site has additional room to accommodate this. Commissioner Geinosky asked if the natural resource information report had been provided to the Department of Community Development. J. Olguin stated it had not yet been provided, but no issues were anticipated. K. Sach stated that the report was expected that evening. Commissioner Geinosky asked how the McDonalds would be separated from the rest of the shopping. J. Olguin stated that there is landscaping that separates the out -lot from the rest of the shopping center and there is also a row of parking. Commissioner Geinosky asked if staff had reviewed the landscape plan. M. Jablonski stated that they had received the plan, and that it would be subject to Village Code requirements. Commissioner Geinosky asked if staff has received a copy of cross -access, sanitary and storm sewer agreements. J. Olguin stated that a copy had been provided to Village staff. Commissioner Geinosky asked if the petitioner had any issues with the provisions requiring vacation of old location within 2 months of opening the new McDonalds. R. O'Keefe stated that he had no objections. Chairman Glass explained that Village staff have recommended requiring the Petitioner to end any economic interest in their old site within two months after they have moved. The Village does not want the petitioner to be able use a long-term lease to hold the site hostage against competitors. R. O'Keefe stated that it would not be financially feasible to do so and gave his word that he would not do anything to keep the old property vacant after the new location opened. Commissioner Morrill asked if there was concern for residents across the street from property with the noise of the drive thru speaker. J. Olguin stated that it was not uncommon for McDonalds to be across the road from residential properties on roads even smaller than Meacham. He noted that order points have ambient noise sensing speakers, which identifies the ambient noise and will increase and decrease noise as necessary. This is part of standard design of new McDonald's restaurants. Commissioner Morrill asked whether a resident on their back porch would hear the speaker. J Olguin stated that based on design, and on Meacham, the resident would hear car traffic, not noise from the speaker. He stated there would also be landscaping to help absorb sound. Commissioner Morrill asked if you were heading north on Meacham and made a right hand turn into the shopping center, would you have to make a u-turn to enter the McDonalds. J. Olguin stated you would have to make a right, and then another right to get into the McDonalds lot. Commissioner Morrill asked what the turning radius was and if larger vehicles could be accommodated. J. Olguin stated that McDonalds knows that we need to accommodate delivery vehicles on site, and additionally, safety vehicles such as fire trucks need to be accommodated. He stated that turning studies were done to ensure the site would function from these standpoints. Commissioner Schumm asked if staff had heard any concerns from Parkway Bank. M. Jablonski stated that they had not received any contact from Parkway Bank on this issue. Commissioner Schumm commended the Petitioner on the completeness of the materials Commissioner Ayers asked to go back to the parking situation and the letter from IRC. He stated that Village Code requires 5 spaces per 1,000 square feet of shopping center. He noted that currently there are 404 spaces, and this will bring it down to 335 spaces, and that parking from McDonalds cannot be counted as they will have their own users. He stated that the 22 spaces in the back should also be discounted. Commissioner Ayers stated that the Strawberry Hill shopping center has parking in the rear, which is not used by any employees, and has created a mess, and he believes the Plan Commission made a mistake in approving the parking there. Commission Ayers stated that this proposal is a 25% reduction in the parking currently required and there are two new businesses opening up. He expressed serious concern about granting this high of a reduction in required parking. Chairman Glass stated that the Plan Commission would take a short recess to allow the audience to look at exhibits and then reconvene to take questions from the audience. The meeting recessed at 8:31 p.m. The meeting reconvened at 8:40 p.m. Chairman Glass invited comments and questions from the audience. D. Smalec, resident at 813 Indiana, stated that she lives on the west side of the shopping center and there are trucks running constantly, preventing her from using her deck. Chairman Glass noted that the Petitioner cannot be held responsible for issues due to the operations from existing businesses, but that it was illegal to park and keep a truck running all night and asked if the resident had called the police. D. Smalec stated that she did speak with the Village and that they had sent police out and it has been better recently. D. Smalec stated that their street is used as a cut -through for traffic and that she is concerned about the smell from McDonalds. She stated that she was a resident for 41 years and does not understand why a shopping center was built in a residential area. Chairman Glass stated that the area was originally planned as commercial. D. Smalec stated the developer had lied and said it would be an assisted living facility. Chairman Glass noted that the Village cannot stop traffic associated with a shopping center and asked the Petitioner to address the concerns with smell. D. Smalec stated that there is also a lighting issue with the lights from Ross and Aldi shining into her windows. She stated that they should be able to dim the lights when the stores are closed, and N. these stores haven't even opened yet. Chairman Glass stated that the light should not be shining into the house and asked Village staff to look into it. M. Jablonski stated that there were no requirements that stores dim lights when closed, but that the light should not be shining directly into neighboring windows, the light source should not be visible. M. Jablonski stated that the Village would ensure the stores were complying with Village Code in regards to lighting. J. Olguin stated that McDonalds has methods to capture particulate. R. O'Keefe stated that they are required to filter exhaust, and that they change those filters regularly to ensure the system works properly. He stated that he had never received a smell complaint from either of his existing stores. R. O'Keefe also stated that they empty their dumpsters regularly. K. McLaren, resident at 1482 Armstrong Court, said he had concerns about the engineering controls over cooking. He stated that particulate matter does not have to be a smell; it can just be a pollution issue. He said he was also interested in how garbage would be stored. He stated that traffic is a big concern as all the existing McDonald's locations in Elk Grove Village are at intersections in the top-10 of accidents each year. K. McLaren stated that Meacham and Nerge is already one of these intersections. He asked what the hours of operation would be and stated it should not be a 24-hour operation. K. McLaren stated that there is already a garbage issue at the existing shopping center, with Walmart bags, etc. always around. He stated that he has to clean out the area between his fence and the highway barrier fence because debris is always in there. K. McLaren also stated that the barrier fence was there because a car almost drove through the backyard and hit his house. Chairman Glass asked the Petitioner to address the question about the hours of operations. J. Olguin stated that the Petitioner was requesting a 24-hour operation. This is what currently exists at Biesterfield and Meacham. He stated that the garbage enclosures would be made from the same material as the building. T. Wekony, resident at 1454 Armstrong, stated that his concern was safety, especially in light of the planned play place. He stated there would be a lot of foot traffic and that there is not safe passage at the intersections around Mallard Crossing. He said his second concern was about trash, as there is always lots of debris in their yard, even with a 6-foot tall fence. T. Wekony stated that plastic bags were the most common, and that light pollution was also a concern, and that he would like to see a reduction in the late night hours. A. Koletsos, resident at 817 Indiana Lane, stated that their gate opens up to a crosswalk to get to Mallard crossing and that she is concerned about the Nerge/Meacham intersection. She stated there is a school around there and that her family takes walks, and that the play place will attract families. A. Koletsos stated that light pollution is also a major issue, and that they had to put in room darkening curtains and they have no privacy in their home. A. Koletsos stated that noise pollution makes enjoying the backyard difficult. She stated that trash is also an issue, with plastic bags and sharp things, and she has to clean her yard weekly. A. Koletsos stated that she was also worried about air pollution from the smell and she has smelled cooking and fry smells at other McDonald's locations. Chairman Glass stated that in regard to air and noise pollution, there are two other stores between 7 McDonalds and the homes over there, a Steak and Shake and Big Sammy's, both of whom also serve French fries. W. Kurfirst, resident at 1542 Armstrong, stated that he is a long-time resident and has all the same concerns as the other speakers. He stated that since the chiropractor moved from the corner of the strip mall, there has been a horrendous LED sign. T'nere is noise, parking, trucks with semitrailers that park in the lots, and he does not want to see it get worse. T. Wekony stated that as you exit the shopping center there is a cutout in the center median, and he is concerned that people exiting Walmart might tie up traffic and cause a backup of cars turning left into the shopping center from Meacham. Chairman Glass stated that he is aware of the area mentioned and that he does not know if it will get worse. He stated that the McDonalds may bring more traffic, but so will the opening of Aldi and Ross. Chairman Glass asked if the Village ever did a study on parking at the shopping center. M. Jablonski stated that they had not. Chairman Glass noted that he has never seen the lot at Mallard Crossing even half full, even when Christmas trees were being sold on part of the lot. Chairman Glass stated that he understands concerns about traffic, but that he does not see additional traffic to the shopping center to be an issue. He stated that many people hoped the shopping center would see more traffic. Chairman Glass stated that the McDonalds would likely mean more traffic, but that it is funneled off and would not back up with stacking into the rest of the center. Chairman Glass stated that in regard to employee parking, it would make more sense to cut the number of spaces down to 18 or 19 from 22, and not have to use shorter stalls so that employees can easily navigate. He stated that in regard to overall parking at the center, Aldi is not a full service grocery store and that people will not linger, they will be coming in and out. Chairman Glass stated that in terms of lighting, the Village would look into the issue to ensure there is no inappropriate glare or directing of lights onto neighboring properties. McDonalds will be using the same basic lighting and should have no real effect in regards to overall light at the center. Chairman Glass stated that in regards to noise from the speaker, they had heard testimony on noise reduction and in addition they are angling the speakers toward the southwest. Commissioner Ayers asked to clarify how to reconfigure the employee parking so as not to need the variance on stall length. Chairman Glass said that looking at the circulation plan it looked like to would be possible to eliminate a couple stalls in order to meet code. M. Jablonski stated that staff had originally recommended making changes to the rear parking but there had been a pinch point, which made it difficult. She stated that looking at the plan now, the parking is currently 90 degree stalls, with 14 on one side and 8 on the other. M. Jablonski stated 8 that it may be necessary to eliminate as many as 8 stalls in order to make it code compliant, but that staff could work with the Petitioner to get as many as possible in while still meeting code, if the Plan Commission recommended that as a condition. Commissioner Carlson stated he still had concerns about landscape screening on Meacham. Chairman Glass stated that he would recommend making approval of a landscape and screening plan a condition of the Special Use, in order to give the petitioner time to give additional details. This would not hold up approval of the petitions and would allow them to begin construction, but they would need to meet with the Plan Commission prior to occupancy to get approval of the landscape and screening plan. K. McLaren stated that he understood the Chairman had never seen the lot more than half full but asked if the Plan Commission would be unilaterally changing the Village Code's parking requirements to accommodate the petitioner. Chairman Glass stated that the petitioner requested a variation to the code, and that was part of what was being considered at the hearing and recommended to the Village Board. A. Koletsos asked if the Village would pay for a taller and thicker fence and new windows for the noise and cement poles in front of the fence if they approved the McDonald's, since this would compound existing issues. Chairman Glass stated that there will always be traffic at that intersection and the Village is not going to put up higher fences. Chairman Glass stated that it is her property and she purchased a home there, and she is welcome to come to the Zoning Board of Appeals to request a variation for a taller fence if she chooses to do so. That decision would be up to the Zoning Board of Appeals. Chairman Glass stated that as far as the barrier goes, those are only put in when there is a continuing hazardous condition. There are two places where there have been continued issues with cars going off the street, one which was mentioned by another resident tonight and barriers have been installed in those places. A. Koletsos stated that she was very worried about her house and backyard being hit. Chairman Glass asked if her fence had ever been knocked down by a car. A. Koletsos stated that it had not, but it was still a concern. She stated that Village was supposed to mitigate these issues. Chairman Glass stated that only so much mitigation was possible, and that some of it was down to where you choose to live. Chairman Glass stated that the Plan Commission's job is to minimize concerns and conflicts and make sure developments fit into the Village and that additional nuisance is not created if it can be avoided. Chairman Glass stated that this is what the Plan Commission was trying to do tonight, and is part of the reason he recommended additional review of the landscape and screening plan as a condition of approval. The Village Code requires that headlights of cars are properly screened to mitigate the impact on neighboring properties, and the Plan Commission can help make sure this is done appropriately. Chairman Glass further stated that the Plan Commission is a recommending body composed of volunteers, and they will be sending a recommendation to the Village Board on these petitions. He stated that residents were welcome to express their opinions at a Village Board meeting as well, and that Village staff could advise when the matter would be V on an agenda. K. Sach stated that the landscape and grading plan has been done, and the building actually sits 5 feet lower than Meacham Road. He stated that the parking lot would be 3 feet lower than Meacham Road, so there would be a 3 foot berm and plantings which would act as screening to Meacham Road. Chairman Glass stated that he has seen the plan, but needed specifics in terms of the heights of plantings, etc., in order to approve or disapprove. The approval requirement would not necessitate another public hearing, but will require the petitioner to resubmit a more detailed plan to the Commission for approval before they can begin operations. Commissioner Geinosky asked what conditions the Plan Commission wanted to consider regarding these petitioner. He noted landscaping and parking stalls, approval of a new employee parking configuration by Village staff, and also a requirement to vacate the old property within 60 days of McDonalds moving to the new location. Commissioner Geinosky asked if this would be a problem for the petitioner. J. Olguin stated that they are committee to getting the construction done to be able to move in without needing a lease extension at the other site. However, if there were unforeseen circumstances, they might have to briefly cease operations, or try to negotiate a short-term extension. J. Olguin stated that in either case they would be able to comply. M. Jablonski stated that Village staff would also request that the Plan Commission require approval of sanitary sewer, storm sewer, and cross -access agreements by Village staff. Commissioner Rettberg stated that he thought it was premature to recommend approval with all these conditions, and that he did not feel the petitioner had appropriately addressed concerns about the reduction in parking spaces. Chairman Glass stated that it was not unusual for the Plan Commission to require additional approval of something like a landscape plan, while still recommending approval of the overall development. He also stated that the issue with the variation on the parking stalls are for employee parking in the rear, and that a delay seems unlikely to change anything. Commissioner Rettberg stated that he would still like to see the revised parking plan before recommending approval. RECOMMENDATION Commissioner Geinosky moved to recommend approval of the following: • Petition to resubdivide the property at 910 Meacham Road from one -lot to two -lots; • Petition for Special Use to operate a drive-thru facility at 910 Meacham Road we, • Variation from the approved shopping center site plan parking with 402 stalls to a new site plan with a minimum of 327 stalls: 313 stalls in the front parking area, and a minimum of 14 stalls for employee parking behind the shopping center With the following conditions: 1. Sanitary sewer agreements, storm sewer agreements, and cross access easements for proposed Lots 1 and 2 must be approved by Village Staff. 2. A revised parking site plan must be approved by Village Staff with parking spaces in the rear reconfigured to allow for the maximum number of spots while meeting the 19' minimum length required by code. 3. The Petitioner shall terminate any lease of or interest in the property at 633 Meacham Road within 60 days of the issuance of a certificate of occupancy for their new location at 901 Meacham. 4. The Petitioner must submit a final landscape plan for review and approval by the Plan Commission. Commissioner Schumm seconded the motion. Upon voting (Carlson, Geinosky, Glass, Morrill, Schumm, Thompson, Weiner AYES, Ayers, Rettberg NAYS) the motion carried. Item 3: Adjournment Commissioner Weiner motioned to adjourn the meeting and Commissioner Rettberg seconded the motion. Upon voting (Ayers, Carlson, Geinosky, Glass, Morrill, Rettberg, Schumm, Thompson, Weiner, AYES) the motion carried. The meeting adjourned at 9:12 p.m. Respectfully submitted, Maggie Jablonski Assistant Village Manager C: Chairman and Members of the Plan Commission, Mayor and Board of Trustees, Village Clerk 11