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Board hears Kelley’s Market concept for Route 47 site; residents and trustees raise design and access concerns
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Summary
Developers presented a conceptual plan for a Kelley’s Market with a 6,000 sq ft store, Which Wich, gas canopies, diesel pumps and a standalone car wash; public comment and trustees focused on safety, aesthetics, ATM placement and potential impacts on nearby car washes. No vote was taken at the concept review.
Village staff presented a conceptual site plan April 27 for a Kelley’s Market convenience store and gas station proposed for the northwest corner of Route 47 and Noah Avenue, and the petitioner’s design team answered trustee questions during a courtesy review.
Director of Development Services Charles Nordman described the plan as a ±6,000‑square‑foot convenience store housing a Which Wich restaurant, a 12‑vehicle gas canopy, a 4‑vehicle diesel canopy and a standalone car wash with stacking for about seven vehicles. Staff noted the site as currently zoned B‑3 (Shopping Center Business District), that the Zoning Ordinance requires four parking spaces per 1,000 square feet (24 spaces for a 6,000‑square‑foot building) and that the concept plan shows 30 spaces. Staff also said an ATM shown at the Route 47 frontage is unacceptable in that location and will need to be relocated on the site or internal to the store.
Mr. Swanson of Arc Design Resources introduced the petitioner team, including Jeff Backhop of Stenstrom Construction Group and Suzanne Dorsey Sterling and Cliff Morris of Kelly Williams Realty Signature. The petitioner noted partnerships (Mobil fuel branding) and said the car wash is a critical component of the business model. Mr. Swanson said the team will address staff’s ATM location concerns.
Public comment included a statement from Kevin Seely urging the Board to reconsider siting the station so close to the Talamore subdivision, saying locally there are already multiple gas stations along Route 47 and questioning the need for another car wash. "I am not in favor of the location of the proposed gas station being so close to the residential Talamore Subdivision," Seely said.
Trustees pressed the petitioner on several design points. Multiple trustees expressed interest in improving the building’s materials and facade — suggesting stone, brick or a more country or barn‑style roof to better match the northern entrance to Huntley — and asked whether canopies and posts could be wrapped to enhance appearance. Trustees also asked about truck maneuverability at the diesel canopy, whether the car wash would compete with existing businesses, and whether the planner could allow access to Route 47 (staff said access is controlled by prior platting and there will be no direct Route 47 access). Trustee Niko Kanakaris asked if the project would seek video gaming or an on‑premise liquor (pour) license; petitioner representatives said no.
Because the review was conceptual, the Board did not take action. Staff and the petitioner will continue formal review through the Plan Commission and Village Board processes, where special use permits, Planned Unit Development approval and signage relief will be required.