===== PDF PAGE 2 ===== [Extraction: embedded PDF text] Draft MEETING MINUTES PLAN COMMISSION/ZONING BOARD OF APPEALS September 7, 2022 7:00 P.M. 1. Call to Order, Roll Call and Establishment of a Quorum Chairperson Laimins called the meeting to order at 7:00 p.m. Roll call found Chairperson Laimins and Commissioners Banasiak, Billingsley, Henkin, Kasprak, and Slattery present. Commissioner Hale was absent. With six members present, a quorum was established. Staff in attendance was City Planner John Sterrett. 2. Pledge of Allegiance – Commissioner Slattery led the Commission in the Pledge of Allegiance. 3. Chairman’s Comments – None. 4. Public Comment - None 5. Approval of the Draft Minutes of the August 2, 2022 Plan Commission Meeting Commissioner Banasiak made a motion, seconded by Commissioner Henkin, to approve the August 2, 2022 Plan Commission meeting minutes as presented. A roll call vote found Commissioners Banasiak, Henkin, Billingsley, Slattery, and Chairperson Laimins voting “aye” and no one voting “no”. Commissioner Kasprak abstained. With a vote of five (5) “ayes” and zero (0) “noes”, the motion carried and the draft minutes of the August 2, 2022 meeting were approved. 6. Public Hearing of Case PC 22-10 – Special Use Permit for Intrarex, Inc. at 1219 W Washington Street Commissioner Billingsley made a motion, seconded by Commissioner Slattery, to open the public hearing for Case PC 22-10 for a Special Use Permit for Intrarex, Inc. at 1219 W Washington Street. With a voice vote of all ayes, the motion carried and the Plan Commission opened the public hearing for Case PC 22-10. Mr. Sterrett was duly sworn in. Mr. Sterrett stated that the petitioner, Intrarex, Inc., represented by attorney Nicole Kersten, is requesting approval of a special use permit for Contractor’s Equipment Sales and Leasing with Ancillary Outside Storage at 1219 W. Washington Street. The subject property is 1.06 acres and is located on the north side of West Washington Street, approximately 140 feet east of Wegner Drive, in the M Manufacturing District. The property contains a ≈14,000 square foot industrial building with office and warehouse space that is partially occupied with an existing contractor’s office. The building is served by an existing parking lot in the front of the building with a paved area, approximately 4,300 square feet in size, directly behind the building. The petitioner is proposing to occupy space in the building to serve as contractor’s equipment sales and leasing operation with ancillary outside storage of trailers and refuse containers to be used offsite. The storage will be located in the paved area directly behind building and will be screened ===== PDF PAGE 3 ===== [Extraction: embedded PDF text] with a proposed 10-foot solid privacy fence. No other improvements to the property are proposed. Furthermore, no other improvements are needed nor required for the requested use. Mr. Sterrett stated that staff recommends that the Plan Commission pass a motion recommending approval of the request with the conditions contained in the staff report: 1. All storage shall be contained in the paved area located in the rear of the building; and 2. The four (4) parking stalls on the rear of the building shall remain free and clear of any storage and no storage shall hinder the ability for passage to and from the parking stalls from the access drive along the east side of the building; and 3. A 10-foot privacy fence shall be installed, after approval of a permit, in the rear of the building along the west property line prior to outside storage occurring; and 4. No off-site refuse may be continuously stored on the subject property. Staff has also drafted suggested findings of fact for consideration by the Plan Commission. With all members of the public having had the opportunity to speak, and with all Plan Commissioners having the opportunity to question the petitioner and staff, Commissioner Kasprak made a motion, seconded by Commissioner Henkin, to close the public hearing. With a voice vote of six (6) “aye” and zero (0) “no”, the motion carried and the public hearing was closed. 7. Review and Recommendation of Case PC 22-10 – Special Use Permit for Intrarex, Inc. at 1219 W Washington Street Members of the Plan Commission deliberated on Case PC 22-10 for a proposed Special Use Permit for Intrarex, Inc. at 1219 W Washington Street. Commissioner Kasprak made a motion, seconded by Commissioner Banasiak, to recommend approval of the proposed Special Use Permit with the conditions that: 1. All storage shall be contained in the paved area located in the rear of the building; and 2. The four (4) parking stalls on the rear of the building shall remain free and clear of any storage and no storage shall hinder the ability for passage to and from the parking stalls from the access drive along the east side of the building; and 3. A 10-foot privacy fence shall be installed, after approval of a permit, in the rear of the building along the west property line prior to outside storage occurring; and 4. No off-site refuse may be continuously stored on the subject property. And that the following Findings of Fact be incorporated into this recommendation: (1) Is necessary for the public convenience at that location or, the case of existing nonconforming uses, a special use permit will make the use more compatible with its surroundings: (This standard should be interpreted as indicating whether or not the proposed use is good for the public at that particular physical location, and not whether or not the use itself is needed there). The proposed use of contractor’s sales and leasing of equipment with ancillary outside storage is best suited for an industrial area such as the location of the subject property. The subject property is located within one of the City’s major industrial corridors with Plan Commission/Zoning Board of Appeals September 7, 2022 Page 2 of 4 ===== PDF PAGE 4 ===== [Extraction: embedded PDF text] industrial uses, including outside storage, surrounding it. Adjacent properties will not be affected by the proposed use and are similar in character to the proposal. The proposed use will complement the Washington Street industrial corridor. (2) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The proposed use of the subject property will not adversely impact the public health, safety and welfare of the community. It is consistent with the surrounding properties and will contain fencing, in addition to existing landscaping, to screen the use from public view. The property is already equipped with a paved surface on the rear of the building that will satisfy outside storage requirements. No other improvements are needed to the property for the proposed use. (3) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed use will not cause substantial injury to the value of other property in the area in which it is located. The proposed use will be compatible with the other properties in the industrial area. The properties to the north and the east both have existing outside storage occurring and will not be impacted by the proposed storage on the subject property. All storage will occur in the rear of the building and will not be seen from public view. (4) The proposed special use is designated by this code as a listed special use in the zoning district in which the property in question is located: The subject property is located in the M Manufacturing District and both Contractor’s Equipment Sales and Leasing as well as Outside Activity or Storage Ancillary to a Permitted or Special Use are listed as special uses in the M Manufacturing District, per Section 11.2-4 of the Zoning Code. A roll call vote found Commissioners Kasprak, Banasiak, Billingsley, Henkin, and Slattery, and Chairperson Laimins voting “aye” and no one voting “no”. With a vote of six (6) “ayes” and zero (0) “noes”, the motion carried and Case PC 22-10 was recommended for approval. 8. Review and Recommendation of Case PC 22-11 for a Lot Consolidation for Filip Durbas and Britta Hatzold at 181 N Prince Crossing Road Mr. Sterrett stated that the petitioners, Filip Durbas and Britta Hatzold, own two (2) contiguous parcels of vacant unimproved land on the east side of Prince Crossing Road, approximately 70 feet north of Main Street, in the ER-1 Estate Residence District. The northern parcel contains 39,639 square feet and the southern parcel contains 37,461 square feet. The parcels were originally platted in 1914 as Lots 8 and 9 of the First Addition to High Lake Subdivision. The petitioners are proposing a Minor Subdivision to consolidate the two (2) parcels to create one (1) 77,100 square foot lot. The width of the new lot will be 262 feet while the existing depth of 327 feet will not change. The proposed consolidated lot will satisfy all lot size requirements of the ER-1 Estate Residence district. No public improvements nor any public ways are proposed with the Plan Commission/Zoning Board of Appeals September 7, 2022 Page 3 of 4 ===== PDF PAGE 5 ===== [Extraction: embedded PDF text] Minor Subdivision. The petitioners intend to construct one (1) single-family home on the proposed consolidated lot. Staff recommends that the Plan Commission pass a motion recommending approval of the request. Staff has also drafted suggested findings of fact for consideration by the Plan Commission contained in the staff report. After a brief discussion on the proposal, Commissioner Billingsley made a motion, seconded by Commissioner Slattery to approve Case PC 22-11 for a Lot Consolidation for Filip Durbas and Britta Hatzold at 181 N Prince Crossing Road. A roll call vote found Commissioners Billingsley, Slattery, Banasiak, Henkin, and Slattery, and Chairperson Laimins voting “aye” with no one voting “no”. With a roll call vote of six (6) “ayes” and zero (0) “noes”, the motion carried and Case PC 22- 11 was recommended for approval. 9. Other Business Mr. Sterrett stated that the next meeting will occur on Tuesday, October 4th. 10. Adjournment With no further business to discuss, Commissioner Banasiak made a motion, seconded by Commissioner Henkin to adjourn the meeting. With a voice vote of all ayes, the motion carried and the Plan Commission, at 7:27 p.m., adjourned. Respectfully Submitted, John Sterrett, City Planner Plan Commission/Zoning Board of Appeals September 7, 2022 Page 4 of 4 ===== PDF PAGE 6 ===== [Extraction: embedded PDF text] City of West Chicago Community Development Department Report for the Plan Commission/Zoning Board of Appeals October 4, 2022 Case: PC 22-07 Petitioner: QuikTrip Corporation represented by Erik Eckhart, Real Estate Manager Owner: MJF Holdings of Milwaukee, LLC Location: South side of Illinois Route 64 (North Avenue), East side of Illinois Route 59 (Neltnor Boulevard) Zoning: B-3 Regional Shopping District Existing Use: Vacant/Wooded Comp Plan: Corridor Commercial Requests: A Preliminary Planned Unit Development (PUD), in accordance with Article XV of the Zoning Code, a Preliminary Plat of Subdivision, in accordance with Article XI of the Subdivision Regulations Code, and a Special Use Permit for a Motor Vehicle Service Station (i.e. gas station), in accordance with Sections 5.5 and 10.4-(G) of the Zoning Code. Summary: The proposed four-lot commercial development with a Motor Vehicle Service Station proposed for Lot 1 is consistent with the Comprehensive Plan as well as the intent and purpose of the Planned Unit Development regulations of the Zoning Code. Recommendation: Staff recommends the Plan Commission adopt the Findings of Fact suggested by staff on page 5 of this report and pass a motion recommending APPROVAL of the proposed Preliminary PUD, Preliminary Plat of Subdivision, and Special Use Permit for Lot 1, subject to the following conditions: 1. That the site be developed in substantial conformance with the following plans: a. Overall Preliminary Site Plan, consisting of one page (Sheet C100), prepared by Midwest Design Group, dated August 17, 2022. b. QuickTrip Preliminary Site Plan, consisting of one page (Sheet C101), prepared by Midwest Design Group, dated August 17, 2022. c. Building Elevations, consisting of three pages, prepared by QuickTrip Corporation, dated April 15, 2022. d. Overall Preliminary Landscape Plan, consisting of one page (Sheet L010), prepared by Midwest Design Group, dated August 17, 2022. e. QuickTrip Preliminary Landscape Plan, consisting of one page (Sheet L100), prepared by Midwest Design Group, dated August 17, 2022. 2. That the proposed shade trees immediately east of the truck parking stalls shall be replaced with eight foot tall evergreen trees. These trees shall be included on the Final Landscape Plans. 3. That the Final Landscape Plans include a greater variety of shrubs throughout the site, both along property lines and foundation landscaping. 4. That overnight truck parking be prohibited on Lot 1 and the petitioner shall install signage at the truck parking stalls indicating this prohibition. 5. That the columns for the gas pump and diesel pump canopies be wrapped in either brick or stone to match the architecture of the convenience store building. ===== PDF PAGE 7 ===== [Extraction: embedded PDF text] PC 22-07 QuikTrip Crossing October 4, 2022 Public Notice. All public notice requirements were completed including a notice of public hearing published in the Daily Herald on Monday, September 19, 2022, notification to all property owners within 250 feet of the subject property, and placement of hearing signs on the property visible from Illinois Route 64, Illinois Route 59, and Woodcrest Drive. Adjacent Property Zoning and Land Use Information Location Adjacent Zoning Adjacent Land Use Comprehensive Plan North B-3 Regional Shopping Mosaic Crossing Corridor Commercial District Shopping Center Parks and Open Space ER-1 Estate Residence Stormwater Detention South District East R-3 Single Family Res. Single-Family Res. Single-Family Residential (Unincorporated) (H.M. Cornell & Co. Waynewood Subdivision) West B-3 Regional Shopping St. Andrew’s Square Corridor Commercial District Shopping Center; Shell Gas Station Existing Conditions. The subject property is a 24.25-acre vacant tract of land generally located at the southeast corner of Illinois Route 64 and Illinois Route 59 across from the Mosaic Crossing Shopping Center, St. Andrew’s Shopping Center, and the Franciscan Plaza Shopping Center, located in the B-3 Regional Shopping District. Proposal. The petitioner is proposing a commercial development known as QuikTrip Crossing with four commercial lots. The development will have three entrances including a right-in/right-out/left-in on Illinois Route 64, a right-in/right-out on Illinois Route 59, and a signalized full access on Illinois Route 59 that will be located across from Heritage Woods Drive. The petitioner is proposing a Motor Vehicle Service Station on Lot 1 that will include gas pumps for passenger vehicles, diesel pumps for trucks, a truck scale, and a “QuikTrip” convenience store. Traffic Impact and Roadway Access. Both Illinois Route 64 and Illinois Route 59 are State arterial roadways under the jurisdiction of the Illinois Department of Transportation (IDOT). The petitioner is proposing a signalized full access on the City-owned property immediately south of the subject property across from Heritage Woods Drive. The access will have two outbound lanes including an exclusive left turn lane and a shared through-right turn lane. The existing right-turn lane on Heritage Woods Drive at Illinois Route 59 will also become a shared through-right turn lane. The existing left turn lane on Heritage Woods Drive will remain as is. The installation of the signalized full access across from Heritage Woods Drive will improve the Heritage Woods Drive eastbound traffic from a Level of Service F to B during peak hours. A right-in/right-out access is proposed approximately 940 feet north of the proposed full access. A three- quarter access with right-in/left-in/right-out is proposed on Illinois Route 64 across from the existing 2 ===== PDF PAGE 8 ===== [Extraction: embedded PDF text] PC 22-07 QuikTrip Crossing October 4, 2022 Mosaic Cross Center driveway. An inbound right turn lane will be provided for all three access points. A left turn lane will be provided for inbound left turn movements at the full access on Illinois Route 59 and at the three-quarter access on Illinois Route 64. No access is proposed on Woodcrest Drive to the east of the development. IDOT has reviewed both the Traffic Impact Study and the geometric layout of the access and has found the locations and access types to be acceptable. The proposed internal drive for the development will connect the proposed signalized full access on Illinois Route 59 with the proposed three-quarter access on Illinois Route 64. This roadway will be located between the proposed detention area and the commercial lots. The petitioner has provided a truck turn exhibit demonstrating trucks can traverse throughout the site. Establishment of an Owners’ Association will be required to maintain this roadway. An existing ingress/egress easement agreement exists with the existing Shell Gas Station property immediately to the west and will provide cross access between the two lots. Stormwater/Utilities. No floodplain or wetlands exist on the property. Stormwater runoff from the development will be addressed with a proposed stormwater detention facility located on the east side of the property between the internal north-south access drive and the east property line. The size and design of the detention area has received preliminary approval by the City’s stormwater engineer and complies with the DuPage County Stormwater Ordinance. A review of the final engineering for the stormwater system will occur at the time of the Final PUD application submittal. The proposed sewer and water extensions and connections have been reviewed and received preliminary approval by the Public Works Department. A review of the final engineering for sewer and water utilities will also occur at the time of the Final PUD application submittal. SPECIAL USE PERMIT ANALYSIS Proposal. The petitioner is proposing to develop Lot 1 as a Motor Vehicle Service Station (i.e. gas station) with an 8,292 square foot convenience known as QuikTrip. A gas pump canopy is proposed between the convenience store and Illinois Route 64 and will have eight pumps featuring 16 vehicle positions. Located behind the convenience store will be a diesel pump canopy with four truck positions. Underground fuel tanks for the pumps will be located on the west side of the property towards Illinois Route 59. Next to the diesel pumps will be a truck scale. No car wash associated with the gas station is proposed. The convenience store and pump canopies comply with all setback requirements and height/bulk restrictions. Parking. The convenience store will be served with 69 perpendicular parking stalls for passenger vehicles and nine perpendicular parking stalls for trucks satisfying the minimum number of parking stalls required for the use. All proposed parking stalls will meet the minimum required stall dimensions. The required number of parking lot landscape islands will be provided on the ends of each row of parking. All drive aisles will satisfy the minimum width of 24 feet. As previously mentioned, a truck turn exhibit has been provided demonstrating trucks can traverse throughout the site. To prevent any of the truck parking stalls from being used for overnight or long-term truck parking, staff recommends that a condition be placed on the controlling ordinance prohibiting overnight parking. To enforce this condition, signage should be installed at these parking stalls indicating the prohibition. 3 ===== PDF PAGE 9 ===== [Extraction: embedded PDF text] PC 22-07 QuikTrip Crossing October 4, 2022 Architectural Elevations The convenience store will be constructed with an Atlas structural brick with a bronzestone color finish and small brick accents of Atlas structural brick with a midnight color finish. The entrance ways to the convenience store will contain Glen Gery stacked stone with a dark grey finish. A 4-foot high brick parapet will be used to screen all roof-top mechanical units. The architecture of the building complies with the City’s Design Standards contained in Section 7.13 of the Zoning Code. Staff recommends a condition be placed on the ordinance requiring the columns for the gas pump and diesel pump canopies be wrapped in brick or stone to match the architecture of the convenience store building. Please see the submitted Building Elevations, attached hereto as Exhibit “L”, for more details. Landscaping. The petitioner is providing a mixture of shade trees and shrubs around the perimeter of Lot 1 where the proposed Motor Vehicle Service Station will be located, as well as around the perimeter of the overall development. Foundation landscaping is being provided around the proposed convenience store. All parking lot landscape islands will contain a required three-inch caliper shade tree. The amount of landscaping provided within the preliminary landscape plan complies with Section 14.8 (Landscape Yards) and Section 14.9 (Landscaping Required) of the Zoning Code. Staff does, however, recommend that the shade trees proposed immediately east of the proposed semi-truck parking stalls be replaced with eight-foot tall evergreen trees to ensure these stalls are completely blocked from view of the residential area to the east of the development. Staff also recommends that the petitioner provide a much larger variety of shrubs in the required landscape yards and building foundation than what is currently proposed. Staff recommends a condition be placed requiring the Final Landscape Plan to include the aforementioned evergreen trees and the larger variety of shrubs. Signage. The petitioner is proposing three signs on the front elevation of the convenience store facing Illinois Route 64 including a “QuickTrip” sign above the entrance with two “QT” signs on either end of the building. The rear of the building will feature a “QT” sign with two signs advertising products sold in the store. Each side of the building will contain a “QT” sign with two advertising signs. All building signage complies with the Zoning Code. One freestanding sign for QuickTrip along Illinois Route 64 near the northwest corner of Lot 1 is also proposed and will meet the required setbacks. No elevations have yet been prepared for the freestanding sign, which will be required for the Final PUD approval of Lot 1. Lighting. The petitioner has provided a photometric plan indicating that illumination levels will be at or below the maximum illumination level permitted of 2.0 foot-candles at the property line. Illumination levels will drop to 0.0 at the east property line adjacent to the residential area. Light fixtures for all proposed building and parking lot lights will be shielded to prevent glare onto adjacent properties. Light poles will each have a height of no more than 22 feet, below the maximum 25 foot height permitted. Planned Unit Development Findings of Fact As stated under Section 15.8 of the Zoning Code, the Zoning Board of Appeals shall set forth to the City Council the reason for the recommendation, and said recommendation shall set forth with particularity in what respects the proposal would be in the public interest, including, but not limited to, findings of fact on the following: 4 ===== PDF PAGE 10 ===== [Extraction: embedded PDF text] PC 22-07 QuikTrip Crossing October 4, 2022 (A) In what respects the proposed plan is consistent with the comprehensive plan and the stated purpose and intent of the planned unit development regulations. The proposed plan for a commercial development within the B-3 Regional Shopping District is consistent with the City’s Comprehensive Plan which indicates this area as Corridor Commercial. The development and uses permitted within the B-3 district are consistent with the already established commercial corridor at the intersection of Illinois Route 59 and Illinois Route 64. Staff is of the opinion the petitioner has satisfied this finding. (B) The extent to which the proposed plan meets the requirements and standards of the planned unit development regulations. The proposed Planned Unit Development complies with the requirements and standards contained in Section 15.7 and Section 15.7-2 of the Zoning Code. No variations to these requirements are sought to accomplish the project. Staff is of the opinion the petitioner has satisfied this finding. (C) The extent to which the proposed plan departs from the zoning and subdivision regulations otherwise applicable to the subject property including, but not limited to, the density, dimension, area, bulk and use and the reasons why such departures are deemed to be in the public interest. No deviations from the Zoning Code for Lot 1 are being sought for the development of the lot as a Motor Vehicle Service Station. No deviations for the future development of Lots 2-4 are sought at this time. These lots will require review and approval of a Final Planned Unit Development prior to commencing development. Staff is of the opinion the petitioner has satisfied this finding. (D) The method by which the proposed plan makes adequate provision for public services, provides adequate control over vehicular traffic, provides for and protects designated common open space and furthers the amenities of light and air, recreation and visual enjoyment. A traffic signal is proposed at the southern entrance of the development on Illinois Route 59 across the from the existing Heritage Woods Drive. The installation of the traffic signal will significantly improve the level of service for Heritage Woods Drive at Illinois Route 59 according to the Traffic Impact Study. Necessary turn lanes are proposed for the signalized entrance as well as other two accesses in accordance with IDOT standards. Stormwater management will be located on the eastern portion of the property and will serve as a buffer between the commercial development and the residential area to the east. A sidewalk is proposed along Illinois Routes 64 and 59 for pedestrian traffic. Staff is of the opinion the petitioner has satisfied this finding. (E) The relationship and compatibility of the proposed plan to the adjacent properties and neighborhood. The property is located at one of the four corners of the City’s main commercial corridor at Illinois Routes 64 and 59. The other three corners have been previously developed with commercial uses in the B-3 District. The proposed plan will be compatible and complementary with the uses at these other locations. An adequate buffer of existing trees and the proposed detention facility will be located between the commercial uses of the development and the residential area to the east. Staff is of the opinion the petitioner has satisfied this finding. (F) The desirability of the proposed plan as regards physical development, tax base and economic well-being of the city. The property is located at the corner of the City’s busiest commercial intersection in the B-3 District. This intersection is intended to promote commercial uses on both a local and regional level. The 5 ===== PDF PAGE 11 ===== [Extraction: embedded PDF text] PC 22-07 QuikTrip Crossing October 4, 2022 proposed plan promotes regional commercial uses with the use of a motor vehicle service station and convenience store on Lot 1. The development will provide a much needed traffic signal at Heritage Woods Drive and Illinois Route 59 that will help the flow of traffic for the commercial uses on the south side of Illinois Route 64. The proposed development of the vacant property will increase the tax base in the City and promote economic development in the area. Staff is of the opinion the petitioner has satisfied this finding. Special Use Findings of Fact: As stated under Section 5.5-4, the Plan Commission/Zoning Board of Appeals shall recommend a special use only if it shall make findings of fact based upon evidence presented that the special use: (A) Is necessary for the public convenience at the location or, the case of existing nonconforming uses, a special use permit will make the use more compatible with its surroundings. ***This standard should be interpreted as indicating whether or not the proposed use is good for the public at that particular physical location, and not whether or not the use itself is needed there*** A motor vehicle service station (i.e. gas station) is a use that is best suited to be located within a commercial corridor that is along a major arterial road with a high traffic volume. Both Illinois Routes 59 and 64, the two roadways adjacent to the subject property, fit those criteria. Furthermore, the property is located at the corner of the City’s main commercial corridor hub, which is also the City’s most traveled intersection. Staff is of the opinion the petitioner has satisfied this finding. (B) Is so designed, located and proposed to be operated that the public health, safety and welfare will be protected: The design of the proposed development for the use is consistent with other previously approved motor vehicle service stations in the City. The site has been designed so the majority of semi-truck traffic will be directed to use the signalized entrance at the southern portion of the site. All traffic will enter and exit off Illinois Routes 64 and 59 only. No neighborhood or other side streets will be utilized for traffic related to the proposed use. The proposed use will be located as far from the east property line as possible with stormwater detention on the eastern portion of the property to serve as a buffer between the development and the residential area to the east. Staff is of the opinion the petitioner has satisfied this finding. (C) Will not cause substantial injury to the value of other property in the neighborhood in which it is located: The proposed gas station use is consistent with other uses in the immediate vicinity at the intersection of Illinois Routes 64 and 59. The proposed use still allows for future commercial uses on the balance of the overall property. The entire property will remain in the current B-3 Regional Shopping District. The site has been designed in accordance with the DuPage County Stormwater Ordinance, subject to volume and post-construction best management practices. Staff is of the opinion the petitioner has satisfied this finding. (D) The proposed special use is designated by this code as a listed special use in the zoning district in which the property in question is located: The proposed motor vehicle service station is listed as a special use in the B-3 Regional Shopping District, per Section 10.3-4 (G) of the West Chicago Zoning Code. Staff is of the opinion the petitioner has satisfied this finding. 6 ===== PDF PAGE 12 ===== [Extraction: embedded PDF text] PC 22-07 QuikTrip Crossing October 4, 2022 Exhibits. Exhibit A – Location Map Exhibit H – Overall Site Plan Exhibit B – Zoning Map Exhibit I – QuickTrip Site Plan Exhibit C – Aerial Photo Exhibit J – Overall Landscape Plan Exhibit D – Project Narrative Exhibit K – QuickTrip Landscape Plan Exhibit E – Plat of Survey Exhibit L – Building Elevations Exhibit F – Preliminary Plat of Subdivision Exhibit M – Photometric Plan Exhibit G – Overall Development Plan Exhibit N – Traffic Impact Study Findings 7 ===== PDF PAGE 13 ===== [Extraction: embedded PDF text] AV EMULB NORRIS INDIANWOOD LN ST. ANDREWS CT BLVD RD DR TER DR DR DR ILLINOIS NELTNOR PRAIRIE VALEWOOD LAKEWOOD CUYAHOGA TIMBERLINE PATH- ARAPAHO CHEROKEE WAY ELGIN JUNIPER CIR CHIPPEWA LN FRANCISCIAN BRANCH VA LEW OODRD TER TRENTWAY BLVD CAPE AVE CUYAHOGA CAPE AVE DR TERESALN NELTNOR DR TIMBERLINE ILLINOIS PRAIRIE LAKEWOOD NORTHAVE PATH- ELGIN BRANCH NORTH AVE NORTHAVE NELTNOR BLVD SAC DE CUL DR POSTOAKCIR WOODCREST CROSSING FIELDC REST D R DR ILLINOIS PRAIRIE PRAIRIE MEADOWVIEW DR RD LAURELLN PATH- DR WOODS ELGIN PR HERITAGE VALEWOOD AIR WOOD BRANCH IEC RO CIR HERITAGEWOODSDR OAK CREST SSING DR POST DR LE OAK DR SWEETBAY WHITE VALE RD LN OAK LN SNOWBERRYLN CT NELTNOR L SANDCHERRY LN E BLVD GA N ILLINO HEMLOCKLN CT SASS REDOAK GLEN RD AFRAS SNOWBERRY LN WAYNEWOOD DR WAYNEWOOD DR DR GLEN RD THOMAS DR KINGS CIR DR MARCELLA MAS LN HAHNDORF ST THO NATALIEDR HILLCT SPRING KINGS SPRING CT KINGS CRESSLN CRESSCT CIR TRL CT KINGS NELTNOR GAVIN CT WOODSIDE DR INGALTON E LILLIAN TRILLIUM BLVD LN TALI AVE AMBERCT WOODSIDEDR CR NA CRANESBILLLN KINGS CIR WOODSIDE DR TRL LN INGALTON WIL LAKES IDE TARA LOW AVE TRILLIUM COLUMBINELN ASTERLN DR DR EEK NE DR ACORNHILL LN CR RD W STO SIDE LE OD R WO NELTNOR ACH WILDGINGER LN BLVD Exhibit A - Location Map ´ 1 inch = 833 feet ===== PDF PAGE 14 ===== [Extraction: embedded PDF text] AV EMULB NORRIS INDIANWOOD LN ST. ANDREWS CT BLVD RD DR TER DR DR DR ILLINOIS NELTNOR PRAIRIE VALEWOOD LAKEWOOD CUYAHOGA TIMBERLINE PATH- ARAPAHO CHEROKEE WAY ELGIN JUNIPER CIR CHIPPEWA LN FRANCISCIAN BRANCH VA LEW OODRD TER TRENTWAY BLVD CAPE AVE CUYAHOGA CAPE AVE DR TERESALN NELTNOR DR TIMBERLINE ILLINOIS PRAIRIE LAKEWOOD NORTHAVE PATH- ELGIN BRANCH NORTH AVE NORTHAVE NELTNOR BLVD SAC DE CUL DR POSTOAKCIR WOODCREST CROSSING FIELDC REST D R DR ILLINOIS PRAIRIE PRAIRIE MEADOWVIEW DR RD LAURELLN PATH- DR WOODS ELGIN PR HERITAGE VALEWOOD AIR WOOD BRANCH IEC RO CIR HERITAGEWOODSDR OAK CREST SSING DR POST DR LE OAK DR SWEETBAY WHITE VALE RD LN OAK LN SNOWBERRYLN CT NELTNOR L SANDCHERRY LN E BLVD GA N ILLINO HEMLOCKLN CT SASS REDOAK GLEN RD AFRAS SNOWBERRY LN WAYNEWOOD DR WAYNEWOOD DR DR GLEN RD THOMAS DR KINGS CIR DR MARCELLA MAS LN HAHNDORF ST THO NATALIEDR HILLCT SPRING KINGS SPRING CT KINGS CRESSLN CRESSCT CIR TRL CT KINGS NELTNOR GAVIN CT WOODSIDE DR INGALTON E LILLIAN TRILLIUM BLVD LN TALI AVE AMBERCT WOODSIDEDR CR NA CRANESBILLLN KINGS CIR WOODSIDE DR TRL LN INGALTON WIL LAKES IDE TARA LOW AVE TRILLIUM COLUMBINELN ASTERLN DR DR EEK NE DR ACORNHILL LN CR RD W STO SIDE LE OD R WO NELTNOR ACH WILDGINGER LN BLVD Exhibit B - Zoning Map ´ 1 inch = 833 feet ===== PDF PAGE 15 ===== [Extraction: OCR (rendered-page OCR)] ie == rn a < 4 1 ghey ; Ay, BS Ps 3 a aM, WS; % (| | I- e “Rede tt G ;) ¥ to if I. a if eh i hh a a ( A See ar. | q recur} et Mes « a a ‘con ——— SS de) er Pa NORTH . AVE —— ve es Od , VY | Oe) | ut ‘@B ee A oe ee oy iio) 4 = eo Ch a wa “a ‘i re eA | A Pte ot i oo \ eng age WY or A Exhibit C - Aerial Photo N 1 inch = 250 feet ===== PDF PAGE 16 ===== [Extraction: OCR (rendered-page OCR)] QuikTrip KANSAS CITY DIVISION 5725 Foxridge Drive Mission, KS 66202-2401 P.O. Box 220 Shawnee Mission, KS 66201-0220 913-362-3700 Exhibit "D" FAX: 918-994-3557 QuikTrip Crossing IL Route 64 & IL Route 59 West Chicago, DuPage County, Illinois Project Narrative QuikTrip Corporation is proposing a commercial P.U.D. subdivision, QuikTrip Crossing, at the southeast corner of IL Route 64 & IL Route 59 in West Chicago, DuPage County, Illinois. The proposed development will be located on approximately 24.27 acres, previously platted as Lots 1, 2 and 3 in Western Crossing P.U.D. Subdivision recorded December 12, 1988 as Document No. R88-141472. The property is located in part of the Southeast % of Section 28 and the Northeast % of Section 33, Township 40 North, Range 9 East, of the Third Principal Meridian. QuikTrip Crossing will contain six (6) commercial lots ranging from 1.15 acres to 5.88 acres in size. The subdivision will also accommodate a detention tract where a regional detention facility will be designed to serve the entire development. QuikTrip Corporation plans to build an 8,292 s.f. convenience store, with auto and truck fueling canopies, on Lot 1. The remainder of the lots will be sold to other commercial users. ===== PDF PAGE 17 ===== [Extraction: OCR (rendered-page OCR)] PLAT OF SURVEY PART OF LOTS 1 & 2 AND All LOT 3 WESTERN CROSSING P.U.D. Being Part of Sections 28 and 533, Township 40 North, Biilbssicn 7722 Wig Berd Bed. 5k Lous, wo 6319 tyalles smo Range 9 East of the Third Principal Meridian Cy Wf omit Oncope Ba Cot ne TW oBeaIyo sem pO TY GSH TY soem rag wing een aH fo. URIPUOWY fedEUe PULL Oy JO 1883 6 COVEY "ULON OF drysuMo, “EE PUR Bz UONDES jo Wed BuIEg “('N'd ONISSOND NYILSSM € 107 TV ONV Z 91 SLOT 40 Luvd Exhibit "E" Ae aaa a=----~--- ++, i i a Na ee 1.1 ae ag rte yscfeybogathel ot ea eA iu i alae eaae a1 Aenea | ene ene 3 i Mae hostess a ene GT | Ha 3 ail » A il bu ail Ki tt K§loie tal ab Lat at th He ue vit Chet Hi Hee ak He Tat yf HR nal Mae te 3 a A! 5 2s # ue } sii] a i. i He ry | ij x sate Ga HB a: \. a aly Bea pi \e apstty tH ill if ‘ i 5 af Nat she fr ps ih mas rats nds iln HE j i \ 335, fet : uluik \ Pint Na od ha ~S ae pau x ri etal Faye a natate vecent it trawonee Compory Fae Nev NCS 107SS63—U0E August Soros & Port # Exceptions item # fects, since the site is Hestzom’s Assessment Plat Osc 64—17787, not shown eosement for pubic utilties and other matters RBBO! 9) Easement for wolermoin 82017-10218 ~ ox shown oe shown 4) Terms, conditions ond provisions of Ordinance No. 2108 Reawvérert Seema tht tin rdnenee how expired 2) Grove Access Easement Agreement R2O15~041680 ~ netting to plot = 2 tot 3 WESTERN CROSSING PLD. o 7 Covenants and Restrictions RBO-42811 — affects, nething to plot &) Terms and provisions R201S=041679 ~ otfects-located on Lot 1 4) Covenants RSG-141474 — affects, nothing te plot 4) Restrictions, dedications, Building ines, conditions, reservations, ist Anarco, Te 2) Declaration of Covenants RO—48812 — catfects, nothing te plot We hereby covtity thot ot the ated shine 1 @ Boundory ‘and Al tot % ABAHNS - £O'06ZLZ ===== PDF PAGE 18 ===== [Extraction: OCR (rendered-page OCR)] [OCR quality warning: this dense, handwritten, or low-resolution graphical page could not be transcribed reliably after automatic retries. Search text below is approximate; consult the source PDF for authoritative content.] 5M Joesicn at cee bs - j “ je xy ‘QUIKTRIP. CROSSING" roe LE were 4 ady PRELIMINARY RESUBDIVISION OF en oo ¥t* | “be PART OF LOTS 1 & 2 AND All LOT 3 St Louis, wo €yn05 ay 5 J i WESTERN CROSSING P.UD. asta D 2 NR 4 Belay Being Part of Sections 28 and 33, Township 40 North, oo . "eo . = ng i i W Meridian i 1] TIN See be Range 9 East of the Third Principal =] tte on! | ea® sid i : Oty of Wert Crivage, Dtioge County Miroir 7 wie) he ; t ad > 5 Pee ee | fates me + a ; : tr —~ & CTS em rs \ 5 AN ; etm a Diels = =. NY hee et es i 5 Spa st ~ 3 t te BS tort eg "Oley oe Oui CO - g z mop \ a a Oe SR ty Roam TCP “ment yt Winy , — we t te \ Sosa — Doe 84=1779?- a if, a ap S49: Me. 255° vans, = i \ ee ~y oS S 2 al 4G ie — 2 De LAT a7 7194 R s) Ee : a Wed Ce eae — Daag ev ris Soro, Ore ip = al ' Wiee Ine horn thew cS ~ ~S2y. H er a eb sp ———————_ ons ie = 4 Re : CITT OF WEST cHEACO % a5 Se ag | Pa: a sees NA eat ie gai Eee AL ~ [tee DO a niraict yn om Show! 4 ne ea Puy ay ge pak = 42a. ye Ee Atm B - Chara ee oN 6 ae 4 dial) SEE 12) 57) afe> Lyf A tee 6 = = 24 3 Stance cee oN | ee a tid Sox be te RS \ — STa226% o pepper we VESTS Lor Va tan UY aoe Bs File Nox NCS— f 3 eas, c pon ty Te V\ (eee Nee BP oo Sam e Lor 3 ~~~~T law & 5 Pee. 5 4 wc : Description: aH Meo tis 85.904 af, a O S30 1292 1. 2 00) in STEW CROSSE CUR SOOO BONG A : I\ | | SSiewer ia at--7 1? dere see 3 = GA2S gf SUBOMSION OF BART OF IME SOUIMEAST 1/4 OF SECTION 28 AND TH Wal\ ic po erie: POR Rs = A aZsi OF ME TAG PERCHA. MERON, ACEORONG 19 Tee PEA THEREOF & a % TRUENGA IN SUBpOOON if a ee A ' A Zzaos py en a Rp on mar Bee Ba Ve \ R2015-O17122 1; ae" ~~ Ae | 4 2 ~ OSsz RECOROED DECEMBER 12. 1988 2 a\ \ auiteneh la} ri SE ey i il = r ge PEOPLE A od i “a 4 = EICERIING FROW AFORESAD LOT } DAT RANT CONVEYED 10 DHE BED ‘i \ Gm otxtadrase pel se. r iis > & no ! Shee cine, aun nara Be ee AVE ae in of |i ne 398 MORE PARTICULARLY DESCRIBED AS FOLLOWS: oat Cig rat ei Ra ' S $ P -S¢ BRGPANING AT THE NORDIEAST CORNER OF $40 LOT 1: THENCE OW A VV 5 ht tA | iu] = poet Fr Ate SELIM Gye oe Beane eae a\\\\ if rs 7 ee Shai (20a? SAO LOT I, 9 I tel t ~ = I. 84.77 FEET (PS.838 METERS) TO THE NORTH LINE OF \ 1 2 t i z Be foe Near eget nee neo, 23 Ra 5 aay Ie s 3 SBE"? BEGREES 17 MONIES 19 SECONGS LAST. ALQNE IME NORTH LA OF = OA ta *% a Isl + wig co : AFORESAD LOT 1, A DESTANCE OF 12.89 FEET (2. 3 . \ Ss, XY 1 ie | 38 =] ‘ & PONT OF BEGINING, 2 ¢ ey . iA I > ¥ : ‘1 es Ske ' ‘Re ion To TRUE ALSO EXCEPTING FROM AFORESMD LOT 2 INAY PART CONVEYED TO Tm <= 2 \_ ~~. IRI J a - Mm. La & Mp EMENCT UC 0 SED RECORND 45 DOAMENT mh % ve 4 —_ al ber ortesooee oo & AND MORE PARTICULARLY DESCRIBED AS = i --~ yy SS ems fetes Cte iz pg Bil EM 2 oy gg EN B & \\\ puol | jak 5 ea rn Moa RHE ie Be 2 4 \ same mp! ieiaall | i es 5 Ao TREE FORTS NORMS, RCE RECORDED DECEMBER 12, = el \ww . i 5 f = MERION, ACCORONG TO THE PLAT THEREOF ph. ~ am ee pt $0 fe mas 18 DOCUMENT NO. RBB—141472, BOUNDED AND DESCRIBED & 2 \ Grasap1008 oe 3 fice Reora e neeY OORT SL a \ an ace prem | t i885 EXSTANCE OF <}4% \ ‘4 ' 1 ASSUMED SOARING ON IME NORTH UNE OF SAD LOT TWO, A OSIM 4 $ \ H | ———— | TERPERDEHAAM TO S40) NORTH LE GP SUD LOT THO A DESUORE OF 3 85 \ / J TENTION ey SeLGe PEEL TO TE MIERSESTON MIM ALN P52 FEET SOUTH OF * 38 © \\\ LOT 4 | DETENTI Be eieL Wit Ie MOTOR UNE OF SAD TOT eo OO lie ote Ca TE SIL I9S 3 / gen ge TRACT }s fat acon BG TO THE PLAT THEREOE, RECORDED lor 24 1984 AS R 3% 3 \ ody 118 Aves Lees a 32,575 af, | 1 PLAT, ACCORDING: \ MOUTES OF 6 eae 7.38 Acres DOCIMENT NO. RES~17702; THENCE NORTH 78 DEGREES 23 zh - FF tao ence athe 3089 ET oh sud WU ahs De ye i ae OF SAO OF 2789.93 ie \ x te og I i 4 Cates 2. Pamscton A CURVED LINE CONCAVED TO TME EAST KAWNG A Ze oka Sh a a Io (EET WN 4 CHORD OSONCE On DESY VERT AND 4 CHORD i \ yw or hag NORTM & DEGREES 43 MONUTES 51 SECONDS WEST TO THE 3 4 et co 123 SUNOS OF SECONDS CAST ON THE CAST. CRSCRIGED. NOMTHERLY UNE Sb- 8 \ Pa eal if ee orice 2S MNUTES < - ' - OF 1aZ4s FEET 10 THE SOUDHAST COMER OF SAO LOT ONE AND THE ssa BN ee af? tO | Paes mel SMGLE PONT WN Std LOF TWO THENCE NORTM, 6 DEGREES OF MMMUTES aes ek gee" $/3 Og Seott Lovene Or eee es Sones “ Fs Professional 57 SOS BERT CO ME LN, Ce SLO TG AE BM EAST. ae WW Ff et 36 eA Leorne # 184000401 UNE OF SAD ASCANCE % al 2 Nee BEGINNING, ALL IN DUPAGE COUNTY, KLINE a’ apes a] a gir _ ae by = - ey io Drahed By: Leno | Soa er a” YAN | pie ° "ge satire Lametaacese Sere. Sn " ( existing on or Schedite & Part # Exceptions tam f & veay\ \ | ea termined by 176, Morkngs coorstoied wart. Decteration of Covenants RE0-48812 = effects, nothing te plot 2 \ 4%) “Lae page af cy — = end Restrictions RE0~4881! ~ ettects, nothing to plot 4 \ ! ee oe fn frasioroee st neces ae ~ npn Tobie, | 2; Cues / & aA 3h : Peo oe) eto hr, Satin om te sures Ceci ere ol | 4) Covenants RBS~141474 ~ affects, nothing to plot a Soy BY \ A gE Ectar'sfa" We semey'sUgw 0 he snap sna a | 2 ~ a - a ‘ excavation, the exact socation af widergreand 4) Restrictions, dedivations, balding nex conditions, reservations, 3 S4\\ \ sy 2 (eotares corel be ocearctete compsstety and relssiy a eosement for public utilities and other matters R850: SS \ a $ depleted ocean, m same Jricsctons BI? a other 8 si o s \ : at seolt bn'ar tacophte Satmesan te atch eee the on conditions end provisions of Orcinence Na 2105 , eS WY we Soveyer Gael Wote OF the iat or map bow ti atmeated the ‘& * since the site is vecont it % = ‘ = ‘ ‘of the Mocation of the wilities mhere | ROE-195477 = fects, siece Oe %, San \ see cemtonat or mare aetoled nivnction te reqived, the etiont | _ 680 ~ nething 19 piet ~ ey \\ Sanne) Aue coqatan en! Or aeeteen | 7) Crass Access Easement Agreement R201S~O41680 ~ ¥ focilties, structures, and utilities hove | Ceciaigrateed evalonle records, therefore \g) Teema ond provisions R201S-041679 — cltecte~focoted on Let 1 NGS O118 = Dav 751.69 id Court ene 16.2 Been plotted from best pee ° ad mea a ae — N (LD AO Mark at tee contorine of (ap tases eta aba The monument i fein sorts ond hte abe conser 3 | North headwoll for a” | ee eee tps for thos Prove Poth rar seek Te mance 50 W (69 SRicmn th nse! esisn 6nd the stone @f Sy hi SWT Design inc. hos executed : 40 below path love not shown. | ie peer eae: et ot On eee af ee pes Se See ee ae SURVEYOR'S NOTES ? t orth work, | 1] August 2021 ond created 2 Plat of Survey cs is of ie assumed. <: 2) There le ne evidence of recent moving Se Bed At tat 3 WESTERN CROSGING PAD. @ subcivaan in te Cty of Ment Cheoge, Dutope 1) Bonix of Beoring a » mA halt anya so iwi 09 ABA Se enon ae bulking construction o- buting oxtions observed a\-| Hh iff pee pot Pine Darel ee a Fagg hnew npinwwt 2) ‘Access to Lot 4 and the Detention Tract moinaenee tenes ‘ong the Eostem right of way of Stole Route 38, ox shoun fede galindlagpe Seng, Sp Niger oe =e > filred sy elficio! seal ot our . ot MO! flead heserd, Federo! Emergency other debris found during the field survey. ‘Sheet = Sate lH took Combe thereon Bk ag enn nn He Vee eee # Menogeent Agency (FEMA) Psd isronce Rate ap (PO) 17O¢SCCOSTTC 4) Tithe work only cally for Lote 1, 2, 3 Western pei Ramis ° — NGS WOES — Liev B15. o 172019 ing PUD, in Doc RBB~141472 with 2 pe a The station is jecoted 357.0 ft (102.7 Mt) South of the centertne of Diversey Enfective Gate 8/1/20 Crossing F tions an Lot 2 ectuaty ef the centertine of Route 39, ond 50 ft ; ‘One of the excep! Varber a ft Pt Seg ty 2, 2 G5 i ee en ak Fe ot 1 Sea ono dt 6 pene ieee oy oe SUV-2 ‘peta ‘or psig ° hope s 2 at eh wth the Corertee’ tide pots ond laveomegnetion Nite