I would not want to be stuck with an abandoned gas station for years. I think having a neighborhood meeting would be great. Surely, someone will suggest something better than a gas station that would be worth pursuing.
It's my understanding that a credible offer has been made on the property by a 7-11 franchise holder, who conducted required market research to support site selection.
Obviously starting any business carries risk, but they believe this site is viable for this business otherwise they would not have selected it. For point of reference, companies that grant franchise licenses will not approve a site if the evidence does not support viability....
As is normally the case, closing on the property is contingent on obtaining the city issued special use permits.
I also see the question of traffic study has been asked. It is curious that after demands for that, along with ingress and egress controls at Irving-Central, Irving-Narragansett, etc, the same demands weren't made for Culver's to the East on Irving Park...
Thank you for commenting on the traffic study Bill. The issue wasn’t so much the traffic study it was that the PPNA didn’t want the Starbucks there.They have made it clear that it would affect other coffee houses in the area. What makes this any different and yes what about the Culver’s why weren’t they concerned about a traffic study there? In our opinion the PPNA are obstructionists.
If I lived next door I'd have the property up for sale. We had a dolt sitting in a driveway the other night blasting music for a half hour after midnight. It isn't a stretch to think that some people patronizing the station late at night would be just as ignorant and inconsiderate. A lot of people cruising around in these clown cars with the window rattling amplification. Some gas stations play music outside now and that has to be irritating to people living in close proximity. This will not add to the neighbors quiet enjoyment of their property.
7-11 open 24hours ? Hope he doesn't try to close the alley and sell the city lot with it, he tried that at Irving & Nagle, it doesn't look like there is enough room for gas pumps and a store. 7-11 at Irving & Central 7-11 at Austin & Higgins 7-11 at Milwaukee & Central
There one thing that nobody has mention and that is the size of the tanks that they're going to have to put into the ground once those tanks go in and they fill it up with gas that property will not be worth anything if the gas station and 7-Eleven fail because nobody's going to want to take them out of the ground again
@Portage parke: We don't know if a traffic study has been done, that is why we are going to attend the meeting tonight. The meeting is for asking questions and getting answers. If you really wanted to know when you posted, you could have called the alderman's office to ask, their number is (773) 283-3838.
Having said that, we don't put a whole lot of faith in traffic studies anymore. We were a little new to this development rodeo but we are learning. We understood that the City of Chicago Dept. of Transportation conducts traffic studies when a development is proposed but that is not the case, or at least not typical. We also understood that the traffic study was largely about safety but found that not to be the case either.
By submitting FOIA requests to the Dept. of Planning and Development, we have gotten copies of traffic studies for local development proposals and learned the traffic study is conducted by a private company hired by the developer and focuses more on how the development might slow traffic than on safety issues. There is very little in there about traffic safety or pedestrian safety, not even a count of how many pedestrians cross the intersection, though there is a lot of data submitted on how much longer it might take a vehicle to get through or make a left turn at the intersection.
PPNA your group doesn’t care for Aldermen Sposato anyway. It was obvious with the Starbucks at Irving and Central and with the Dunkin Doughnuts that got shot down at Irving and Narragansett. In both instances you didnt have a plan for what should be built in there places. Many consider your group as obstructionists.
Besides the property where the bank presently sits, the developer & 7-11 would buy the parking lot to the North (which the bank also owns), file a request the city to vacate the portion of the E-W alley that separates the two parcels which they would buy from the city. The home to the West would be part of the deal also. The owner wants to sell. It happens to be improperly zoned "Business".
Store would sit at the North end facing South. Pumps where the bank build presently sits.
No liquor sales dues to the city ordinances that prevent liquor sales at gas stations. Hours would be 24-7.
About a dozen residents attended, and it seemed to be a 50/50 split.
No, again it was not 50/50 split between the people there. For one thing, no actual “vote” was ever taken, it was literally just questions and comments. For the record, and for those who could not go, I counted 14 people attending who were not somehow connected to the alderman, the devleoper, or 7-11. So not a huge turnout, which is pretty typical when a public meeting is held at 6 pm on a weeknight.
Bill, you’ve omitted the comments and concerns of the owners of the existing gas station on the other corner, who were in attendance. They bought a closed gas station that was empty for two years or so. I guess your idea to thank them for their investment is to “vote” for another gas station to go in?
@Bill, the same thing happened at central and Irving with the Starbucks. The PPNA was against it because they claimed it would put the coffee shop to the east and one to the west out of Buisness. That group in our opinion and many others are obstructionists. Why didn’t they have anything to say about the Culver’s or the proposed Starbucks on Cicero? Competition is good and loyal customers will stay that way.
I just have one question for the aldermen why would you put up a gas station when there's one right on the corner of Austin and Montrose one on Austin & Higgins one on Irving in Montrose and one further down North and Narragansett and all within at least a mile from each other to maybe 2 miles and the one on Higgins and Austin also it's a Dunkin Donuts
I don't have a lot of time right now but want to respond re a couple of things. There is no franchisee attached to the project at this time, 7-11 reps said they only match a franchisee after they have approval for a site. The current owners of the Shell were there and did not express any interest in being the franchisee and in fact were concerned about their current gas station's viability. They did not seem to think there is enough demand for gas there to support two gas stations. They did not express this explicitly, but the sum of their comments seemed to imply this.