1. Approval of Ord. 2014-04 granting a Special Use Permit, pursuant to the Gurnee Zoning Ordinance, relating to the establishment and operation of a drive-thru restaurant and for the installation of a menu board sign exceeding 36 square feet at 350 North Hunt Club Road.
Mr. Muetz said the owner of the BP Gas Station at Hunt Club and Washington, Mr. Dixit Patel, is proposing to demolish the existing building and construct a new 4,995 square foot multi-tenant building with a drive-thru. The proposed building will feature a convenience store, Dunkin Donuts (DD), and an available tenant space (to be targeted for a quick service lunch restaurant). The drive-thru installation is a requirement of the franchise agreement with DD. No changes are proposed to the existing carwash, pump islands, or canopy structure. As it relates to the Dunkin Donuts development plan, Mr. Patel is requesting the following items:
Special Use Permit to allow the establishment of a drive-thru restaurant;
Special Use Permit to allow a menu board sign to be larger than 36 square feet
There was concern expressed about patrons from Hunt Club Road entering the property and immediately entering the drive-thru. The concern was this could lead to back-ups on Hunt Club. The Village’s traffic consultant offered two options to address this. These options were ultimately attached as a condition to the PZB’s recommendation. There was also concern about the type of tenant that would occupy the third space. The PZB also included a condition to its recommendation to alleviate these concerns. The menu board proposed totals 42 square feet, which is larger than the 36 square feet currently allowed. In addition to the menu board, the owner is also requesting a new sign package. The requested sign package complies with all provisions of the current Sign Code.
The item was before the Planning and Zoning Board on November 6, 2013 and received a 5-2 favorable recommendation, with three conditions:
Striping be installed to direct patrons into the drive-thru lane and that, should a problem develop in regards to traffic circulation into the drive-thru, that the property owner is required to install curbing, in accordance with the plan provided in the traffic report, upon request by the Village;
That no more than one breakfast/morning peak restaurant be located on the property; and
Examine the possibility of relocating the sidewalk that crosses the right-in/right-out along Hunt Club Road so that it crosses only the drive thru lane before connecting into the sidewalk along the east side of the building.
Trustee Park asked what the need is for the oversized menu board. Eric Carlson, architect on the project, stated the menu board size is dictated by the Dunkin Donuts corporate standard preference. Trustee Park also stated that this particular site is being maxed out and although it meets code, it doesn’t necessarily meet code well, especially as it relates to parking.
Trustees Wilson and Balmes stressed concern regarding lighting, curbing and sidewalks in that particular area. Trustee Balmes raised questions regarding the curbing and striping, as well as parking and safety. Mr. Carlson clarified the curbing stating the average stacking at peak time is between six and eight cars which represent approximately 90% of drive through traffic. The drive through would equate to 60%-70% of the traffic for that location. Mr. Carlson stated that the Dunkin layout works with the conditions of the former Wild Bean Café and doesn’t foresee an increase in parking space usage. He further stated that based on past experience and expert study and opinion regarding requirements on traffic flow, the proposal does work as it is similar to their West Chicago location where there has been zero issues regarding traffic flow.
The petitioner, Dixit Patel, stated his eleven year business experience with a similar sized establishment in West Chicago on Roosevelt Road and clarified the curbing and parking concerns to the Board.
After additional comments from all Trustees and the Mayor regarding congestion, curbing, striping, parking, constructing a median, procedural guidelines, congestion, and safety issues, it was moved by Trustee Ross, seconded by Trustee Hood to approve Ord. 2014-04 granting a Special Use Permit, pursuant to the Gurnee Zoning Ordinance, relating to the establishment and operation of a drive-thru restaurant and for the installation of a menu board sign exceeding 36 square feet at 350 North Hunt Club Road.
AYE: 4- Balmes, Hood, Ross, Kovarik
NAY: 3- Wilson, Park, Garner
ABSENT: 0- None
2. Approval of Ord. 2014-05 granting a Major Amendment to Special Use Permit Ordinance No. 2004-49 pursuant to the Gurnee Zoning Ordinance relating to the installation of illuminated LED tubing on a service station canopy for 350 North Hunt Club Road.
Mr. Muetz said in conjunction with the modifications related to the Special Use Permit for the Dunkin Donuts, Mr. Patel is also requesting a Major Amendment to Special Use Ordinance #2004-49 to allow installation of 126 feet of illuminated LED tubing on the gas station canopy edge. Mr. Patel originally requested a minor exception to the Sign Code at the PZB-level to allow 153’ of LED, this request failed. Rather than appeal this decision, Mr. Patel subsequently reduced the footage requested to 126’ in total, which can be approved by the Village Board via this Major Amendment to the Special Use Permit.
Trustee Wilson stated the LED lighting may not uphold the intended future look of that particular intersection based on the aesthetics of the surrounding properties such as the two banks, church, and retirement home.
It was moved by Trustee Balmes, seconded by Trustee Hood to approve of Ord. 2014-05 granting a Major Amendment to Special Use Permit Ordinance No. 2004-49 pursuant to the Gurnee Zoning Ordinance relating to the installation of illuminated LED tubing on a service station canopy for 350 North Hunt Club Road.
AYE: 0- None
NAY: 6- Balmes, Hood, Wilson, Ross, Park, Garner
ABSENT: 0- None
3. Approval of Ord. 2014-06 granting a Special Use Permit, pursuant to the Gurnee Zoning Ordinance, relating to the establishment of outside storage on property located at 4230 Lee Avenue.
Mr. Muetz said Robert Haun is requesting a Special Use Permit to allow outside storage on property located at 4230 Lee Avenue. The property is zoned I-2 and outside storage requires a SUP, as well as screening. Mr. Haun restores industrial equipment at his location and therefore is in need of outside storage. He has requested a 30’x80’ screened area immediately east of his building. The request was before the Planning and Zoning Board on December 18th and received a unanimous favorable recommendation subject to two conditions:
All material stored outside must be within an 8’ tall stockade fence the is in substantial compliance with he plans submitted; and,
The material stored outside must be directly related to the applicant’s business.
Mr. Muetz said outside storage has been an issue on and off at this location, staff was pleased to see Mr. Haun apply for the Special Use Permit for a fenced storage area.
Mr. Haun clarified the Special Use Permit stating that it’s strictly for the fenced storage area behind the building and from his understanding, the fence is allowed within Gurnee Industrial Park Covenants. The fence across the empty lot that backs up against his property is not covered by Gurnee Industrial Park Covenant; however, Mr. Haun has both a written and verbal agreement with Nordic Properties not to put up a fence on the additional lot.
Trustee Wilson asked if there are EPA issues especially with the property being next to a retention pond.
Mr. Ziegler stated the storm water system is the Village responsibility; however, if the Village found evidence illicit discharge, proper procedure would have to be followed by the Village.
Mr. Haun said the machines he will be storing outside are not hydraulic and have no toxic chemicals. He said they are electric and no leakage comes off the machines.
Mr. Esper Petersen, owner of Nordic Properties, gave a brief history of his contact with Mr. Haun regarding covenants, conditions and restrictions. Mr. Petersen stated he was happy Mr. Haun is cleaning up his property and that he appreciated the Village Board enforcing the zoning laws, rules and regulations to keep first class industrial park. He further asked that Mr. Haun comply with all the covenants, conditions and restrictions.
It was moved by Trustee Park, seconded by Trustee Balmes to approve of Ord. 2014-06 granting a Special Use Permit, pursuant to the Gurnee Zoning Ordinance, relating to the establishment of outside storage on property located at 4230 Lee Avenue.
AYE: 6- Balmes, Hood, Wilson, Ross, Park, Garner
NAY: 0- None
ABSENT: 0- None