Dupage Policy Journal

City of Warrenville Plan Commission/Zoning Board of Appeals met April 18

Here are the minutes provided by the board:

A. CALL TO ORDER  

Chairman Cosgrove called the meeting to order at 7:00 p.m.  

B. ROLL CALL 

PC Present: Tim Cosgrove, Natalie Clemens, Jessica Tullier, Jim Martina, Byron Miller, Rachael Fawell (arrived 7:04 p.m.), Bob Vavra, Andrew Johnson, Mark Taylor 

ZBA Present: Tim Cosgrove, Jessica Tullier, Jim Martina, Natalie Clemens, Byron Miller, Bob Vavra, Mark Taylor 

Also Present: Assistant Community Development Director Consuelo Arguilles, Planner/GIS Technician Jack Maszka, Permit and Zoning Technician Chris Santos 

Not Present: Community and Economic Development Director Amy Emery  

C. NEW BUSINESS 

1. 2S541 Route 59 /JRC Hardware Inc./ Anthony Spears 

(Public Hearing) 

COMMISSIONER TULLIER MADE A MOTION TO OPEN THE PUBLIC HEARING FOR 2S541 ROUTE 59. SECONDED BY COMMISSIONER VAVRA. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED. MOTION CARRIED.  

Chairman Cosgrove stated that JRC Hardware Inc. (a.k.a. Ace Hardware) is requesting approval for a Special Use Permit for outdoor storage of outdoor U-Haul trucks. Chairman Cosgrove mentioned that the petitioner had a similar request at the November 9, 2023, PC/ZBA meeting at  which the case was withdrawn by the petitioner. 

After being sworn in, Anthony Spears, who is the Director of Store Operations at Ace Hardware, stated that they are requesting a Special Use Permit to bring in U-Haul trucks that span about 10- 15 feet long and store them on the east side of their parking lot which faces Country Ridge Drive as well as seasonal use of the interior part of the parking lot in March thru August so that they may store items such as mulches, soils, and fertilizers.  

Chairman Cosgrove mentioned that the Ace Hardware store has recently changed ownership and asked Mr. Spears if new ownership was informed about the plans to add U-Haul trucks and to add seasonal outdoor storage too.  

Mr. Spears stated that the new ownership owns three other Ace Hardware stores in the Chicagoland  area and two of those stores have U-Haul trucks established at those locations without the use of a Special Permit, so it was assumed that the Warrenville Ace Hardware did not need that approval.

Chairman Cosgrove reaffirmed with Mr. Spears that the seasonal outdoor storage would be a separate Special Use Permit and mentioned that the current state of the parking lot needs  improvement. 

Commissioner Clemens shared her concern with Mr. Spears regarding the 20-foot U-Hail truck that they have on their lot and mentioned that the parking stall is only long enough for 18-foot long vehicles and not a 20-foot vehicle because that will impede the traffic as cars circle the  parking lot.  

Mr. Spears stated that the 20-foot U-Haul truck was only on the lot temporarily and was dropped off at their location so that someone else could pick it up and take it to another U-Haul location. Mr. Spears mentioned that he has spoken to their U-Haul representative and informed them that they prefer not to receive any long trucks like that in the future.  

Commissioner Clemens asked Mr. Spears if they rent out their Ace Hardware branded trucks and if so where do they park them on the lot. Commissioner Clemens also suggested that the verbiage on the Special Use Permit request should be changed to allow general box trucks instead of  specifically labeling it out to U-Haul trucks.  

Mr. Spears stated that their delivery truck is normally parked on the south side of the lot and would be open to having it parked facing Country Ridge Drive with the U-Haul trucks. Mr. Spears mentioned that delivery truck will be sold in the near future and they plan to buy a smaller delivery truck vehicle.  

Commissioner Clemens also mentioned to Mr. Spears that the parking lot is not ADA-compliant and would request that an ADA stall be painted in the parking lot. 

Commissioner Miller asked staff if the deteriorating landscape around the parking lot had been discussed with the applicant.  

Planner Maszka stated that the deteriorated landscape was not discussed and that the main focus was on the Special Use request. Planner Maszka mentioned that any complaints or issues with the landscape around the parking lot would be brought to the Code Enforcement officer who would  be brought in to engage with the owners to bring the landscape to code conformance.  

Chairman Cosgrove suggested that the new ownership obtain a copy of the approved landscape plan so that they may be up to date on what is required for upkeep around the parking lot and suggested leaving out the suggested term general box trucks and leaving it specifically for U-Haul vehicles, because they could be vans.  

Commissioner Vavra suggested to Mr. Spears that they park the U-Haul trucks all year-round facing Country Ridge Drive and put the seasonal materials on the inside lanes.

Planner Maszka mentioned that the Ace Hardware store did submit a conditional outdoor display permit for the mulch and soil. Planner Maszka mentioned that historically Ace Hardware would put that display in the parking spaces facing Country Ridge Drive however, with the addition of  the U-Haul trucks there are other areas within the parking lot where that can be displayed.  

Commissioner Fawell shared her concern regarding the trucks that are dropped off at the parking lot overnight and suggested having Ace Hardware talk to the U-Haul truck dispatch office to instruct them not to direct trucks that are over 20 feet long to be dropped off at this location. Commissioner Fawell also suggested having Ace Hardware install U-Haul parking signs for the allocated parking spaces that face Country Ridge Drive. 

Mr. Spears mentioned at the moment they do not have control of what U-Haul trucks get dropped off at their location but will talk with the U-Haul dispatch office to have their location restricted to only having trucks that are smaller than 20 feet long.  

Commissioner Martina asked Mr. Spears if the storage on the east side of the building in the fenced area is a continued use. 

Mr. Spears stated that the fenced area is used as a garden center for flower sales in the summer and after that, they use it for storage.  

Chairman Cosgrove mentioned that there is a large amount of space behind the building where storage can go and suggested moving the extra pallets to the back. 

Mr. Spears stated that the available storage that is in the back of the building is already filled and whatever is remaining is stored outside in the parking lot. Mr. Spears mentioned that they buy their materials in large bulks which is why they have no extra space to move any storage around.  

Commissioner Johnson encouraged Mr. Spears to talk with their U-Haul representative to make sure they put a restriction on the larger box trucks being delivered to their location. 

Julie Draus, who is the owner of the Car Clinic which is located directly across the street from the Ace Hardware store, mentioned that her automotive repair business has been a U-Haul dealer for the past three years and has some concerns regarding U-Haul trucks being allowed another location. Mrs. Draus presumed Ace Hardware needed a utility truck so that customers could buy large items from the store and rent a truck so they could take their products home. Mrs. Draus also stated that Ace Hardware wanted more trucks and in doing so it resulted in the cluster of materials being stored outside in the parking lot and looking unappealing. Mrs. Draus stated that there has been confusion with the customers dropping off U-Haul trucks at the wrong location due to the locations of the two U-Haul dealers being so close together. Mrs. Draus also shared that in her Special Use Permit request her location was ordered to store the U-Haul trucks in the back of their building out of sight and mentioned that the trash from the materials stored outside in the parking lot tends to carry over to her side and affects the other properties too. Mrs. Draus questioned what  benefit having another U-Haul location has for the community.  

Commissioner Tullier was in favor of having the U-Haul trucks parked in the parking spots that face Country Ridge Drive year-round. 

Planner Maszka clarified that the outdoor seasonal storage is a staff-administered permit and the item on tonight’s agenda that is being voted on is for the outdoor storage of the U-Haul trucks. Planner Maszka mentioned that Ace Hardware has two permits for outdoor storage, one for the  front of the store and the other is for the extra seasonal material storage outside in the parking lot. Planner Maszka also mentioned that staff can amend the permit for the temporary outdoor storage of the seasonal materials if needed to accommodate the U-Haul trucks taking over part of the parking lot.  

Chairman Cosgrove stated that a few items will need to be addressed before a motion can be approved and suggested doing the following tasks: 

• Clean up the debris from the parking lot. 

• Have staff meet with the owner to go over the approved landscape plans. 

• Add parking signage where the U-Haul trucks will be parked.  

Assistant Community Development Director Arguilles (ACDD) suggested to the Plan Commission to continue the public hearing to a future date to give the applicant time to work with staff to address the issues brought forth at tonight’s meeting.  

CHAIRMAN COSGROVE MADE A MOTION TO CONTINUE THE PUBLIC HEARING FOR  2S541 ROUTE 59 TO THE MAY 23, 2024, REGULAR MEETING. SECONDED BY COMMISSIONER CLEMENS. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED. MOTION CARRIED.  

2. 28251 Diehl Road / Madurai Kitchen / Hemalatha Ravishankar  

Hemalatha Ravishankar who is the owner of Madurai Kitchen is seeking a Minor PUD amendment in Cantera for tenant signage. Mr. Ravishankar stated they are looking to add a larger box-shaped sign to the north, south, and east side of the façade of the building and want to use the same brand  logo as their other restaurant located in Arlington Heights. Mr. Ravishankar also stated the proposed signs are a little larger due to the design of their logo. Mr. Ravishankar mentioned the brand logo is indicative of a family-owned restaurant and not a corporate franchise. Mr. Ravishankar also mentioned they are currently remodeling the interior of the building.  

Chairman Cosgrove asked Mr. Ravishankar why wouldn’t they conform to the Cantera Sign  Regulations. 

Mr. Ravishankar stated that the complexity of their unique brand logo is what is causing the boxed sign to be bigger than what the Cantera Sign Regulation is calling for. And they cannot get rid of the green background. Mr. Ravishankar also stated that the sign contractor that they hired to create their sign cannot create the sign within the Cantera Sign Regulations, which is why they are asking for an exception. Mr. Ravishankar pointed out that the A2B Indian restaurant that is located across  the street off Diehl Road has a box sign for their brand.  

Chairman Cosgrove stated that all of Cantera is divided up into different subsections and each subsection has their own rules and regulations.  

Mr. Ravishankar mentioned that the current sign regulations make it difficult for their business to make a sign similar to the one at their other location in Arlington Heights.  

Chairman Cosgrove stated that many businesses have been established in Cantera over the years and all have conformed to the sign regulations and was not in favor of granting an amendment for  this box sign. Chairman Cosgrove asked staff if there is specific language in the Cantera Sign regulation to have two primary signs on two facades since the east side of the building is the main entrance and the north side is for outdoor seating.  

ACDD Arguilles confirmed to Chairman Cosgrove that the Cantera Sign Regulations does have language concerning primary and secondary signs and that the staff’s recommendation to the applicant was to guide them on following the current sign regulations. 

Planner Maszka read that Ordinance 2050 states that the tenant cannot have two primary signs and that both signs must be placed on opposite sides of the building. Planner Maszka mentioned that  the applicant is seeking relief from this regulation due to this location being a multi-tenant building that is shared with the Chipotle restaurant, Planner Maszka stated that the primary signs for Madurai Kitchen would have to be on the north and east side of the building with the north side  being the one that would need to seek the signage relief because it also faces the traffic across Diehl Road for visibility.  

ACDD Arguilles stated that staff is supportive of allowing the primary sign to be on the north  façade but is not supportive of amending the size of the sign that is not conforming to the Cantera Sign regulations.  

Commissioner Martina asked staff if similar businesses within the Cantera District have similar signs such as the one Madurai Kitchen is proposing.  

Planner Maszka confirmed that other businesses have similar signs that conform to the sign regulations.  

Commissioner Martina mentioned to Mr. Ravishankar that there is a way to conform to the sign regulations and should go back and consult with their sign contractor.  

Mr. Ravishankar stated their logo is more complex due to the buildings in the background and the words “Bar & Restaurant” on the bottom. Mr. Ravishankar mentioned they would need more space to fit everything.

Commissioner Vavra reaffirmed that the current Cantera Sign regulations state repeatedly that it does not permit this box-style sign and encouraged Mr. Ravishankar to work with their sign contractor to conform to the long-standing Cantera Sign regulations.  

Commissioner Tullier pointed out to Mr. Ravishankar that their original logo in Arlington Heights has a white background and asked when it changed to a green background.  

Mr. Ravishankar stated that the pole signage is green and the sign on the restaurant building in Arlington Heights is white.  

Commissioner Miller asked staff and Chairman Cosgrove what was the original objection to box signs when the Cantera Sign regulation was approved. 

Chairman Cosgrove stated that box signs were not aesthetically pleasing.  

Chairman Cosgrove asked Mr. Ravishankar what color will the awnings be. Mr. Ravishankar stated that the awnings will be green.  

Commissioner Johnson encouraged Mr. Ravishankar to have their sign contractor work on making the sign fit within the regulations.  

Commissioner Clemens asked staff if lettering was allowed on awnings. 

Planner Maszka stated he did not have that answer and would look into that. Chairman Cosgrove asked Mr. Ravishankar when they plan to open their restaurant. Mr. Ravishankar stated they plan to open by the end of May 2024. 

CHAIRMAN COSGROVE MADE A MOTION THAT THE PLAN COMMISSION RECOMMEND APPROVAL OF THE PROPOSED SIGNAGE ON THE NORTH AND EAST SIDE OF THE MADURAI KITCHEN TENANT SPACE LOCATED AT 28251 DIEHL ROAD WITH RESTRICTIONS THAT DO NOT ALLOW BOX-STYLE SIGNS AND DO NOT EXCEED 48 INCHES IN HEIGHT. SECONDED BY COMMISSIONER TULLIER. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. COMMISSIONER MILLER OPPOSED. MOTION PASSED. MOTION CARRIED. 

D. APPROVAL OF MINUTES 

1. Regular Meeting of March 7, 2024 

CHAIRMAN COSGROVE MADE A MOTION TO APPROVE THE MINUTES OF THE MARCH 7, 2024, MEETING. SECONDED BY COMMISSIONER VAVRA. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. COMMISSIONER TULLIER, COMMSSIONER TAYLOR, COMMISSIONER MILLER, AND COMMISSIONER JOHNSON ABSTAINED. MOTION PASSED. MOTION CARRIED.

E. PUBLIC COMMENTS 

George Wandsum, who resides at Amber Lane in Warrenville, voiced his concern regarding the Mack Road Bike Path project. Mr. Wandsum shared his displeasure with the City negotiating with five different properties on land acquisitions to put the bike path on the north side. Mr. Wandsum stated that there is plenty of room on the south side of Mack Road to put a bike path. Mr. Wandsum mentioned that he has talked to those property owners and will advocate halting that process.  

Chairman Cosgrove explained that this is not a Plan Commission item and the City has been working on this for many years along with various government agencies. Chairman Cosgrove explained there is Federal Grant money involved and the Forest Preserve will  not allow the path on the south side of Mack Road and the grant money will not be available for a path on the south side. 

F. CHAIRMAN’S REPORT 

Chairman Cosgrove stated that the Arbor Day celebration will be held at the Warrenville Park District on April 27th, 2024. Chairman Cosgrove also mentioned that Permit and  Zoning Technician Santos is changing his job within the Community Development Department and his replacement will be attending the PC/ZBA meetings. 

G. ASSISTANT COMMUNITY DEVELOPMENT DIRECTOR’S REPORT ACDD Arguilles shared that at the May 9th, 2024, PC/ZBA meeting, the Warrenville By Design Text Amendment case will be presented. ACDD Arguilles also shared that the Special Census online self-response initiative will kick off and encourage all residents to participate. ACDD Arguilles mentioned this is anticipated to be completed by June 1st. 

H. PLANNER’S REPORT 

Planner Maszka mentioned that on a future agenda item, there will be a Minor PUD amendment to install a Cantera Sign Monument at the corner of Diehl and Winfield Road. 

I. ADJOURN 

CHAIRMAN COSGROVE MOVED, SECONDED BY COMMISSIONER TULLIER TO ADJOURN THE MEETING AT 8:19 P.M. CHAIRMAN COSGROVE ASKED FOR A VOICE VOTE. MOTION PASSED. MOTION CARRIED. 

https://www.warrenville.il.us/DocumentCenter/View/27424/4-18-24-PC-ZBA-Minutes--DRAFT?bidId=