Developer brings new business plan to Fairview Heights council after neighbors complain
Fairview Heights City Council will vote March 3, on a special use permit application for a proposed development that has changed significantly since it was first submitted.
The applicant, Nick Patel of Makan LLC, adjusted plans for what was to be a gas station/car wash/convenience store/quick-serve restaurant after receiving feedback from residents living in surrounding neighborhoods. The site is at the southwest corner of Old Collinsville Road and Milburn School Road.
Those changes include:
Eliminating all fueling pumps and underground fuel tanks from the development. This area will instead be used to provide additional parking;
Adding a 4,500-square-foot casual dining restaurant to the main structure. Patio seating was also added at the north end of the building;
Including a 2,700-square-foot quick serve café at the south end of the building and a 9,800-square-foot convenience store in the space between the restaurant and café;
Removing a 500-square-foot designated gaming area from the site concept. Gaming machines are allowed by zoning ordinance in the casual dining restaurant area;
Providing additional parking spaces (107). The minimum requirements for each section of the building’s businesses are nine - café, 38 - convenience store, 50 - casual dining restaurant;
Moving the car wash north to better meet noise and distance requirements from nearby homes. The vacuum stations were reduced from six to four stations and also moved to the north end of the car wash parking area;
Adding employee parking spaces on the south end of the site next to the car charging stations.
Area residents attended the Jan. 14 planning commission and Jan. 22 community committee meetings to speak against the development as it was initially proposed . Their concerns focused mainly on the potential effects living close to a gas station could have on residents’ health. Addressed were also concerns about increased traffic, noise and lights.
Adjustments made between these two meeting dates included removing a mezzanine office area from the original building plans, done to lower the building height and thus reduce the amount of light that could potentially disturb homes nearby. The number of fuel pumps were reduced from 20 to 16 before being removed completely. Operating hours were changed to 6 a.m. to 11 p.m. for the convenience store/café/restaurant and 7 a.m. to 7 p.m. for the car wash.
Those changes were not enough to convince the neighbors. Their concerns prompted Patel to make further changes to the development plan.
After the latest changes were submitted, the city council voted Feb. 4 to send the item back to the planning commission to review the new plan.
Planning committee members acknowledged at the Feb. 11 meeting that Patel, who also resides in one of the nearby neighborhoods, went out of his way to adjust plans based on residents’ comments.
However, there was some question as to whether a car wash makes sense now that the gas station was removed.
During the public participation portion of the meeting, one virtual attendee, Jim Blackburn, O’Fallon Ward 5 alderman, said that while he also appreciates Patel’s efforts, the plan still doesn’t quite hit the mark. He asked the committee to consider if the car wash brings value to the city with this project.
The site is currently zoned for B-3 community business use. In this case, a special use permit is required due to impacts to traffic, noise, or adjacent uses. With the changes to the development plan, the car wash is the remaining element that would require such a permit.
The planning commission voted 7-1 to approve recommendation to the community committee and city council. Committee member Pat Herrington was the only present committee member to oppose. Greg Moats abstained, and Janie Petroff was absent.
The community committee voted 4-1 on Feb. 19 to forward the item with recommendation to the city council. Committee member and Ward II alderman Ryan Vickers was the lone “no” vote.
