SPECIAL PLAN COMMISSION – ZONING BOARD OF APPEALS MEETING
CITY OF COUNTRYSIDE
Wednesday, October 19, 2011 – 7:30 P.M.
ROLL CALL MEMBERS: MR. RICHARD FULLMER, JR. (CHAIRMAN), MS. TINA GROTZKE, MR. ROBERT LUBE, MR. DANIEL MOSS, MR. RICHARD TOTH, MR. CHARLES STOUB, MR. CRECENCIO GONZALEZ, MR. MARK BENSON
APPROVAL OF MINUTES: October 4, 2011
1. PUBLIC HEARING 1: Public hearing notice for the 5701 South LaGrange Road application was published on September 29, 2011 in The Doings Newspaper.
- A SPECIAL USE APPLICATION PURSUANT TO SECTION 10-6B-2, TITLE 10, CHAPTER 6 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT CONSTRUCTION OF A DUAL-LANE DRIVE THRU CONFIGURATION.
AT THE REAL ESTATE COMMONLY KNOWN AS THE MCDONALD’S RESTAURANT LOCATED AT 5701 SOUTH LAGRANGE ROAD, COUNTRYSIDE, IL 60525. THE APPLICANT IS MR. FRED T. MATTHIAS, ARCHITECT, WHOSE ADDRESS IS 3277 OAK KNOWLL ROAD, CARPENTERSVILLE, IL 60110. REPRESENTING THE PROPERTY OWNER MCDONALD’S L.L.C., WHOSE ADDRESS IS 4320 WINFIELD ROAD, WARRENVILLE, IL 60555.
MINUTES OF A SPECIAL MEETING
OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS
FOR THE CITY OF COUNTRYSIDE, IL
HELD IN COUNCIL CHAMBERS ON TUESDAY, OCTOBER 19, 2011
Chairman Fullmer called the meeting to order at 7:30 p.m. Secretary Lube called the Roll of Members physically present:
PRESENT: Chairman Richard Fullmer, Jr., Secretary Robert Lube,Mr. Mark Benson, Ms. Tina Grotzke, Mr. Daniel Moss, Mr. Crecencio Gonzalez IV, Mr. Charles Stoub.
ABSENT: Mr. Richard Toth
ALSO PRESENT: Mayor Krzeminski, City Atty. Peck, CDP Swanson,Ald. Jasinski.
APPROVAL OF MINUTES
The first order of business was approval of the minutes of the October 4, 2011 meeting. Mr. Lube moved to approve the minutes as presented, seconded by Ms. Grotzke and carried unanimously.
Chairman Fullmer stated the Rules of Proceeding for the hearing before the Plan Commission – Zoning Board of Appeals will follow a strict order of presentation. A sign-in sheet for interested persons is located at the podium. This hearing is being recorded. Please silence all cell phones and pagers.
PUBLIC HEARING RE: 5701 SOUTH LA GRANGE ROAD
Chairman Fullmer read the public hearing notice for the 5701 South LaGrange Road application published on September 29, 2011 in The Doings Newspaper.
A special use application pursuant to Section 10-6B-2, Title 10, Chapter 6 in the Municipal Code of the City of Countryside to permit construction of a dual-lane drive-thru configuration
At the real estate commonly known as McDonald’s Restaurant, 5701 South LaGrange Road, Countryside, IL 60525. The applicant is Mr. Fred T. Matthias, Architect, 3277 Oak Knoll Road, Carpentersville, IL 60110, representing the property owner, McDonald’s LLC, 4320 Winfield Road, Warrenville, IL 60555.
Mr. Benson moved to open the Public Hearing in this matter, seconded by Mr. Stoub and carried unanimously. The witnesses were sworn in by Chairman Fullmer. The Building Department has received the Proof of Notice. Mr. Swanson presented the Staff Report. McDonald’s is one of the most important business users in the City established at their current location in the 1970s. McDonald’s seeks to upgrade their facility with a complete faÌ¤ade makeover, additional landscaping and a dual drive-thru configuration. Their current zoning is B-2 limited service; estimated acreage is one acre. McDonald’s is seeking a special use to permit construction of the dual drive-thru configuration.
The Zoning map and aerial view both show the McDonald’s location on the SE corner of 57thSt. and LaGrange Road. The special use is a permitted use but requires review by the City. The drive-thru is a legal non-conforming drive with no curb cuts on 57thSt.
Any change to that legal non-conforming use requires special use approval. The dual-lane drive thru will provide a more efficient means of serving customers and alleviate stacking of vehicles on LaGrange Road. Customers are divided into two separate order boards and then merge into one for payment and pickup. Along with the requested drive-thru configuration, the applicant will completely update the faÌ¤ade, provide a new sidewalk on 57thSt. and provide new landscaping upgrades to the property. City Engineer Fitzgerald reviewed the traffic impact study by KLOA and had no comment.
McDonald’s provided two options for the dual-lane configuration. Option 1 is having the drive-thru aisle next to the building on the south side with handicap parking situated south of the drive-thru lane. Option 2 shows the handicap parking abutting the building with the drive-thru aisle directly behind the handicap parking. McDonald’s will also provide very beautifully landscaped grounds. The footprint of the building will not change; proposed elevations are as shown and are similar to their Oak Brook facility.
During peak times cars stacking will spill onto LaGrange Road. There are 57 parking spaces plus three handicap spaces. Stacking will continue to be a problem with either option due to the lack of space. Mr. Swanson stated residents’ concerns as follows: Suggest a sign urging customers to not park on 57thSt.; increased garbage cans on 57thSt.; limit hours of operation for the outdoor dining area (only tables).
Mr. Fred Matthias, architect and Mr. Ken Sack of Watermark Engineering discussed both options; McDonald’s prefers Option 2 for many reasons, mainly because handicap parking, according to ADA standards, must be as close to the building as possible. Mr. Lube prefers Option 1, which allows for greater stacking of cars. Mr. Moss stated that Option 2 is the preferred model that apparently works well in many other locations. Chairman Fullmer noted that Option 1 holds 16 cars; Option 2 only holds 12 cars. Mr. Luay Aboona, KLOA traffic engineer, stated that Option 1 has handicapped patrons crossing the drive-thru lane while Option 2 is immediately next to the building. Backing up from the handicap parking would be an occasional occurrence; overall Option 2 is the most efficient model. Mayor Krzeminski asked about truck delivery parking. Mr. Matthias stated that all truck deliveries are made between 1-3 a.m. Mr. Lube has seen deliveries at other times necessitating closure of the drive-thru aisle. Mr. Matthias will advise management that early morning delivery hours are mandatory. Option 2 has easier access for handicap parking. Mr. Swanson stated that Bldg. Comm. Tisinai prefers Option 2.
Regarding exiting traffic, Mr. Lube suggested striping the curb cut and painting a left arrow and a right arrow. Mr. Gonzalez suggested installing a YIELD sign. City Eng. Fitzgerald has not seen Option 2. There was no comment from interested parties. Mr. Matthias requested that the hearing be expedited to the October 26 Council meeting. Mr. Peck entered into evidence Petitioner’s Exhibit A, which is Site Plan 2, and Petitioner’s Exhibit B, the landscape plan prepared by Watermark Engineering. Ms. Grotzke moved to close the evidentiary portion of the hearing, seconded by Mr. Stoub and carried unanimously.
Mr. Moss moved to accept the proposal for Option 2 subject to certain conditions, seconded by Mr. Stoub. Attorney Peck clarified the motion as follows:
Additional garbage cans on 57thSt., review/approval of Option 2 by the City Engineer, comply with landscape plan presented – re: standing cars on 57thSt. – Interested persons addressed the PC/ZBA but provided no names. Mr. Peck suggested that residents request their Alderman to pass an Ordinance restricting STANDING CARS, not necessarily parked cars, on 57thSt. and install a sign at that location. Another suggestion was to install two stop signs at the McDonald’s exit -one for each lane, along with L & R arrows. Outdoor tables will be removed when the sidewalk is installed so there is no outdoor dining area.
Mr. Peck stated that the recommendation is to permit a special use for the construction of a dual-lane drive thru on the property commonly known as 5701 S. LaGrange Road subject to the following conditions: 1) that it be in substantial compliance with Petitioner’s Exhibit A, Site Plan 2, by Watermark Engineering; 2) substantial compliance with Petitioner’s Exhibit B, landscape plan, also prepared by Watermark Associates;
3) that approval is contingent upon engineer’s review/approval of Site Plan 2; 4) that additional garbage cans be placed on 57thSt.; 5) that petitioners place stop signs at the exit and restripe the exit for right and left turns. Motion carried by Roll Call vote – 7/0/1.
This matter will come before the city Council at its regular meeting on October 26, 2011.
Mr. Swanson stated that a public meeting will be held tomorrow evening on the second floor at City Hall from 7-9 p.m. concerning the Non-Motorized Plan for the City. Grant money was received for this purpose and citizen participation is required. Residents’ opinions do matter. Please encourage resident attendance.
Mr. Swanson attended the GreenTown Conference in Oak Park, IL re: electronic charging stations. He believes this matter is something the City should consider. With Plan Commission’s approval, Mr. Swanson will prepare a text amendment to the City’s Zoning Ordinance. The Simon Group plans to install electronic charging stations in all their shopping malls. The Plan Commission should discuss this matter – is there a tax on the sale of services? Are these stations allowed on residential property? This will be added to the December agenda. Mayor Krzeminski stated that although stations may differ in appearance the NEMA plug is universal in the U.S.
There being no further business to discuss, Mr. Moss moved to adjourn the meeting, seconded by Mr. Stoub and carried unanimously.
Chairman Fullmer declared the meeting adjourned at 8:45 p.m.
RICHARD FULLMER, JR., CHAIRMAN