Title
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*Concur with the Zoning Board of Appeals and Adopt the Ordinance Approving a Special Use Permit to Operate a Drive-Through Facility at 7 Lake Street
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Introduction
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The Petitioner, Greg Sorg, seeks Village approval of a special use permit to operate a drive through facility at 7 Lake Street in the NC - Neighborhood Commercial Zoning District.
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Recommended Action
Adopt the Ordinance. This is a companion item to ORD-26-118.
Prior Board Action
There is no prior Board action associated with this item.
Background
The Subject Property is a single parcel with a land area of approximately 4,975 square feet. It is located midblock, with frontage on both Lake Street to the north and North Boulevard to the south. The footprint of the building covers the entire parcel area. The building was previously used as a car wash but has been vacant for many years. The building has two existing overhead garage doors providing vehicular access from North Boulevard and two matching overhead doors along Lake Street. However, there is currently only one curb cut for vehicles on Lake Street because the south overhead door has a full curb in front.
The Applicant, Greg Sorg (Sorg Speed Inc.), is proposing to utilize the parts of the existing drive-through configuration and modify the interior space to open a coffee roastery business with a drive-through. The curb cut along Lake Street would be modified so vehicles can exit onto Lake Street from the south garage door as well. The roastery would be located to the rear of the building along North Boulevard, with restrooms in front of it and a public-facing coffee shop in the interior space along Lake Street.
The south drive-through lane would be the primary drive-through lane, with vehicles entering from North Boulevard and exiting onto Lake Street, and the inner (north) lane would function as a bypass lane during drive-through hours, which are proposed to be from 7 am until 11 am. Outside of these hours, the bypass lane would serve as a flexible additional space for coffee shop customers. The intent is to accommodate both vehicle and pedestrian traffic on the site. This is a core service priority.
Uses with drive-through components require special use approval in the NC Neighborhood Commercial Zoning District, and specialty food services uses also require special use approval. Thus, the Applicant is applying for two concurrent special use permits: one for Specialty Food Service, and one for a Drive-Through.
On February 9, 2026, the Project Review Team (PRT) reviewed the proposal. The PRT consists of representatives from various departments and divisions within the Village government.
Timing Considerations
The Village Board must act on the application within 60 days of receipt of the Plan Commission recommendation. If the Village Board does not act upon the application within 60 days of receipt, the application is deemed denied.
Financial Impact
The cost of legal notice of $210 from Planning & Urban Design Division account number 1001.46202.101.550652.
Operations Impact
Approximately ten (10) hours of staff time have been put toward this item. Managing special use permit applications is a standard operating function of the Planning & Urban Design Division within the Development Services Department.
DEI Impact
Drive-throughs can provide a safe, rapid, and easy way to access services, and are particularly beneficial for people with disabilities.
Community Input
The Zoning Board of Appeals held a public hearing on March 4, 2026. No one was present in opposition to the petition.
The Zoning Board of Appeals finds that allowing the operation of the drive-through facility as a special use permit is consistent with the Village’s Comprehensive Plan and is consistent with the spirit and intent of the Zoning Ordinance. The Zoning Board of Appeals recommends to the Village President and Board of Trustees that the special use be approved by a 7-0 vote, with the following conditions.
1. The drive-through can only operate from 7 am - 11 am each day.
2. Pedestrian protection systems should be installed for safety, including mirrors, warning signs, lights, sound-emitting devices, a raised traffic island (“pork chop island” or similar style) to force vehicles to turn right, and install detectable warnings (truncated domes) when the curb cut work on Lake Street is completed.
3. Any planned curb cuts must meet Village and ADA standards and not conflict with utilities and street trees.
4. Install a right-turn-only sign.
5. No outdoor dining at the Subject Property.
The Findings of Fact report is attached to this agenda item and the video of the public hearing can be seen with the following link: <https://www.oak-park.us/your-government/citizen-commissions/commission-tv>
Staff Recommendation
Adopt the Ordinance approving the special use permit to operate a drive-through facility.
Advantages:
• This action allows the use of a vacant building that was used as a car wash with a drive-through feature.
• Drive-throughs provide a safe, rapid, and easy way to access services, particularly beneficial for people with disabilities, busy individuals, or during inclement weather.
Disadvantages:
• The Applicant would need to find an alternative location for their proposed use.
• Approving new drive-throughs could increase traffic congestion and potential pedestrian safety hazards.
Alternatives
Alternative 1:
The Board can elect to deny the special use permit.
Advantages:
• Denying the special use would allow the building to be available for a more pedestrian-friendly use.
Disadvantages:
• The building would remain vacant.
Alternative 2:
The Board could remand the Application back to the Plan Commission.
Advantages:
• This action would trigger more review and information from the Applicant, staff, and the public.
Disadvantages:
• This action would result in delays to the potential owner and operator of the drive-through.
Anticipated Future Actions
There are no anticipated future actions in relation to this item.
Prepared By: Mike Bruce, Planning & Urban Design Manager/Village Planner
Reviewed By: Craig Failor, Director of Development Services Department
Approved By: Kevin J. Jackson, Village Manager
Attachment(s):
1. Ordinance
2. Findings of Facts
3. Application
4. Staff Report.