February 7, 2012Print

MINUTES OF THE REGULAR MEETING
OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS
FOR THE CITY OF COUNTRYSIDE, IL
HELD IN COUNCIL CHAMBERS ON TUESDAY, FEBRUARY 7, 2012

Chairman Fullmer called the meeting to order at 7:30 p.m. Secretary Lube was absent. Mr. Gonzalez called the Roll of Members physically present:

PRESENT: Chairman Richard Fullmer, Jr., Secretary Crecencio Gonzalez IV, Mr. Mark Benson, Mr. Charles Stoub, Ms. Tina Grotzke, Mr. Richard Toth.

ABSENT: Mr. Daniel Moss, Mr. Robert Lube

ALSO PRESENT: Atty. Erik Peck,  CDP Swanson, 

APPROVAL OF MINUTES

The first order of business was approval of the minutes of the December 22, 2011, January 3, 2012, and January 9, 2012 meetings.  Ms. Grotzke moved to approve the minutes as presented, seconded by Mr. Toth and carried unanimously.

Chairman Fullmer stated the Rules of Proceeding for the hearing before the Plan Commission – Zoning Board of Appeals will follow a strict order of presentation.  A sign-in sheet for interested persons is located at the podium.  This hearing is being recorded.  Please silence all cell phones and pagers.

PUBLIC HEARING RE: ETTLESON HYUNDAI, 6420 JOLIET ROAD

Chairman Fullmer read the Public Hearing Notice for the 6420 application published on January 12, 2012 in The Doings Newspaper.

Consideration of a variance request to permit a monument sign which exceeds the maximum height and surface area to portions of the City of Countryside, IL Municipal Code (Zoning Ordinance):

To consider a variance to Section 8-5-9 “H-3” (height and surface area),  Title 8, Chapter 5 in the Municipal Code to permit a monument sign with a height of 34’6 3/8” instead of the maximum height of six feet;

To consider a variance to Section 8-5-9 “H-3” (height and surface area),  title 8, Chapter 5 in the Municipal Code to permit a monument sign with a sign surface area of 75.81 s.f. per side of the sign instead of the required maximum 65 s.f.; the entire surface area of the sign is approximately 288.6 s.f. per side of the sign;

At the real estate commonly known as 6420 Joliet Road (Ettleson Hyundai), Countryside, IL 60525.

Mr. Benson moved to open the Public Hearing in this matter, seconded by Ms. Stoub and carried unanimously.  Mr. Eddie Hartsell and Michael Ettleson were sworn in by Chairman Fullmer.  The Building Department has received the required Proof of Notice.

CDP Mr. Swanson made the Staff presentation.  The first item on the agenda is the Ettleson Hyundai Car Dealership.  The zoning is B-3 Service and Wholesale and the property is three acres. The first variance is to permit construction of a monument sign with a height of 34’6 3/8” instead of the maximum height of six feet. The second variance is to permit construction of a monument sign with a surface area of 75.81 s.f. per side instead of the required maximum of 65 s.f. per side; the entire sign surface is 288.6 s.f. per side of the sign.  The owner believes that this sign will attract buyers and provide better visibility for potential customers.  The aerial photo of the property depicts commercially zoned land uses to the west and east of the property. It is bounded by residential property on the south, apartments, a motel and a church on the north.

Existing signage is depicted on the next slide at the top; the proposed signage is shown on the bottom. The surface at the top in blue depicts the Hyundai Logo and the name “Ettleson”.  Those are the only lighted portions; the remaining surface area of the sign will be blank.  The total surface area used for signage is 75 s.f. – the remainder is blank.  The City engineer has reviewed placement of the sign and has concluded that the proposed sign as shown falls out of the sight triangle.

Mr. Eddie Hartsell, 3207 Wild Oak Court, Joliet, IL, appeared on behalf of the applicant. He stated that Mr. Swanson covered all  the important points.  He emphasized that the lighted area of the sign is only 18 s.f. per side. This sign design is a required by Hyundai Motors – this is their new image being used throughout the country.  The only lit portion is the dealer name and the blue box area.  The present sign is 21’ tall; it will be removed. Chairman Fullmer only objects to the height; the rest of the sign is fine.  Mr. Swanson stated that the maximum height for monument signs is six feet. Pole signs may reach 20 feet or the height of the building.  Most dealership signs are 20 feet high. Mr. Ettleson suggested lowering the sign to 20 feet and leaving the rest intact. Hyundai does not allow for pole signs.  This sign looks much better than a pole sign; the bottom panels do not block a driver’s vision. Discussion regarding other car dealer signs in the community.  Commissioners are concerned that no other signage be posted on the bottom panels. With residents living across the street this sign has limited lighting.

Comments from interested persons – Matt Pauga, 6 Kensington Drive, N. Barrington, IL

Asked whether the sign is visible from LaGrange Road - it is not.  There is no hardship with the business; Mr. Ettleson is trying to comply with the business design. The old sign is from the prior owner.  The new sign will take away some residential characteristics of the community.  Mr. Pauga stated that the City cannot allow the manufacturer to overrule standards set in the zoning ordinance.  Mr. Hartsell stated that the new sign will only have  20 s.f. lit versus the current 99 s.f.

Mr. Hartsell asked that the Board grant the variance; they will comply with the 20  foot height. Mr. Swanson stated if they remove the bottom panels that will make it a pole sign; Ettleson is reluctant to do so; that takes away from the aesthetics of the sign. Mr. Hartsell asked that the matter be continued to next month for further discussion. The Board discussed the Honda monument sign, which is identical in every way to the proposed sign.  This sign is not blocking any visibility.  Mr. Benson moved to continue the evidentiary portion of this hearing to the March 6, 2012  meeting, seconded by Mr. Stoub and carried by Roll Call vote – 6/0/2.

PUBLIC HEARING RE: 5640 S. LA GRANGE ROAD

Chairman Fullmer read the Public Hearing Notice for the 5640 South LaGrange Road application published on January 12, 2012 in The Doings Newspaper.

Consideration of a variance and special use considerations to establish the MAAS AUTO  business at 5640 S. LaGrange Road, to portions of the City of Countryside, IL Municipal Code (Zoning Ordinance):

Variances to the Municipal Code:

Consideration of a variance pursuant to Section 10-8C-3 (A) “Prohibited Uses” to permit a car detailing business which is listed as a prohibited use on the LaGrange Road Arterial Road Corridor Overlay District;

Consideration of a variance pursuant to Section 10-10-3 (E)  “Access” to permit up to 18 parking spaces which may not open directly upon an aisle or driveway;

Special uses to the Municipal Code:

Consideration of a special use pursuant to Section 10-8C-3 (B) “special uses” to permit a business in which less than 50% of its income is derived from sales which generate a retailers’ occupation tax or a service occupation tax for the City;

Consideration of a special use pursuant to Section 10-6C-2 to permit an automobile service use;

At the real estate commonly known as 5640 South LaGrange Road, Countryside, IL.

Ms. Grotzke moved to open the Public Hearing in this matter, seconded by Mr. Toth and carried unanimously.  Mr. Maas was sworn in by Chairman Fullmer.  The required Proofs of Notice have been received by the Building Department.

CDP Mr. Swanson stated that Maas Auto presently has a business on 55^thSt. and Willow Springs Road and a second operation in Western Springs. The owner would like to relocate the Western Springs location to Countryside at 5640  S. LaGrange Road.  That area is zoned B-3 service and wholesale and is situation on one-half acre. The existing use is the TLC Car Wash.  If Mr. Maas receives zoning approval, the car wash will close and he will begin operations in Spring.   To the west of the property are single family homes separated by an alley. There is an existing privacy fence to provide a good buffer between the residential and commercial uses.  The aerial photo depicts the subject property with Firestone on the north and Arby’s on the south.  The proposed site plan shows existing parking to the west of the property along the alley.  Within the building will be six lifts, one front end alignment bay and two small bays for detailing.

The applicant proposes stacking vehicles on the north side of the property near Firestone; there will be 18 vehicles parked but only nine will have access to a driveway or aisle.  The special overlay district on LaGrange Road serves as a protection for prospective land uses along LaGrange Road;  certain uses are prohibited; others are allowed by special use.  The applicant must request a variance to permit the auto service use with a detailing component at the location which is listed as a prohibited use along the “ARC” because less than 50% of his business is sales tax driven.

Hours of operation for the business will be Monday through Friday, 7 am to 5:30 pm, closed on weekends.  The business will employ three mechanics, one car wash detailer, one service manager and one receptionist. The auto service use is only permitted by special use.  He also requests a variance to provide the auto detail component of this business.  Mr. Maas also sells parts which provide a sales tax.  The building was built for an auto service user. In meeting with Mr. Steven Drazner, Finance Director, he does not recommend a PILOT fee; sales tax will be sufficient for both the proposed use and size of the property.  

Mr. Maas requests a variance to allow parking stalls without direct access to an aisle or driveway. According to the site plan, nine of the 18 parking spaces do not have access to an aisle; he is requesting a variance for that to allow completed vehicle repairs to be “stacked”.  The parking ordinance requires 24 parking spaces; he provides 25 parking spaces on the exterior of the building as well as parking vehicles within the building.

Mr. Eric Maas, 8457 Dixon Court, Darien, IL approached the podium. They wish to move the facility in Western Springs, which  currently houses mechanical repair equipment into the larger facility on LaGrange Road.  They wish to stack vehicles as they are dropped off for repair.  The detailing is offered for customers who request that while the car is in for service.  They will generate enough sales tax to avoid the PILOT fee. There is no car wash involved, only detailing. Employee parking will be on the west side in the rear.

Chairman Fullmer stated that this is a great use for the property. Maas Auto is a very respectable business.  They will have landscaping done in the Spring. There is a separate spot off the repair facility that is inside the building used for detailing. There will be no added traffic in the alley. Mr. Swanson stated that he has not received any phone calls or letters objecting to this business. There were no comments from interested persons.  Maas Auto will be closed on the weekends. There will be minimum noise factor; no towing or tow truck on the property. This facility will not do quick service jobs – oil changes, etc.  They are keeping the 55^thSt. location as the quick service area and the LaGrange Road location for mechanical repair.  Mr. Gonzalez moved to close the evidentiary portion of the Public Hearing, seconded by Mr. Stoub and carried unanimously.   

Mr. Benson moved to allow two variances – 1) to permit a car detailing business, which is listed as a prohibited use under the ARC district; 2)  to permit up to 18 parking spaces which may not open directly on an aisle or a driveway; plus two special uses – 1)  to allow a business in which 50% of the income is derived from sales; 2)  which would permit an automobile service use on the property commonly known as 5640 South LaGrange Road, seconded by Ms. Grotzke and carried by Roll Call vote – 6/0/2.  Chairman Fullmer stated that this recommendation will go before the City Council at its Regular Meeting on February 22, 2012.

PUBLIC HEARING TO CONSIDER A ZONING CODE AMENDMENT

Chairman Fullmer read from the continuation of the January 9, 2012 PC/ZBA meeting --  Public Hearing Notice for the text amendment published on November 17, 2011 in The Doings Newspaper.

Consideration of a zoning code amendment to the City of Countryside, IL Municipal Code as follows:

Consideration of adding a chapter to the Zoning code to allow vehicle infrastructure as a “use” in all areas, except those zoned for residential and to also include regulations for Level 1, Level 2 and Level 3 charging stations (with some limitations) in residential zones given that the statute contains no prohibition on allowing this infrastructure in any zone.

Mr. Swanson  did not find much information from the City of Chicago Zoning Code.  He also called the Bloomington/Normal to find out how they handled zoning amendments to handle electronic charging stations. They tried to accommodate Mitsubishi Motors’ needs.  The only available information is from the west coast – California, Oregon and Washington.  He believes that the City of Countryside should try to accommodate electric vehicles particularly in shopping areas, car dealerships, residential homes, etc.

Mr. Gonzalez asked whether there has been any request for this service – Nissan Motors has approached the City to install these in their own facility.

Mr. Swanson provided information for the three different categories of Charging Stations.

Level 1 – slow charge, requiring 15-20 amps on a 120-volt AC circuit and standard outlet enabling a full charge in  8-32 hours for an electric vehicle and 3-15 hours for a hybrid.

Level 2 – medium charge, requiring 40-100 amps on a 240-volt AC circuit enabling a full charge in 4-6 hours for an electric vehicle and 1-2 hours for a hybrid.

Level 3 – fast charge, requiring 60 amp or higher dedicated breaker on a 480-volt or higher three-phase circuit with special grounding equipment. This method delivers DC directly to the car battery enabling a full charge in 25-40 minutes for an electric vehicle and 20 minutes for a hybrid.

Mr. Swanson provided examples of charging stations and the style of chargers – pole mounted, wall mounted and bollard. They also discussed zoning accessibility, regulations for streets, sidewalks and public places and finally signage examples.  Attorney Peck stated that the City of Chicago is working in conjunction with the Department of Energy; they have installed 281 charging stations in the city and at the airports; the cost of a charge is $4 or unlimited charging for monthly subscribers. The stations will be owned and operated by a private company; they will provide sales tax.

After discussion about the pros and cons of this concept, the Board agreed that this is a future consideration and no action is necessary at this time until it is commercially necessary. Mr. Gonzalez moved to take no action at present, seconded by Mr. Benson and carried unanimously. Mr. Swanson urged the members to keep an open mind about charging stations and indicated that these could become major players in both large and small communities throughout Illinois.

PUBLIC HEARING TO CONSIDER AMENDING SECTION 8-5-9 A-1

Chairman Fullmer read the Public Hearing Notice for the proposed text amendment published on January 19, 2012 in The Doings Newspaper.

Text amendments to portions of the City of Countryside, IL Municipal Code (Zoning Ordinance) as follows:

Consideration of amending Section 8-5-9 “A-1”: Electronic Signs – to consider making gasoline  LED price signs an exemption to the special use requirement.

Mr. Swanson stated that the current City ordinance requires all electronic  LED signs to come before the PC/ZBA to obtain a special use, including gas stations that wish to update their signs to have electronic price digits.  Mr. Swanson suggested that if the gas stations meet all the requirements of the City’s ordinance, this request can be processed administratively rather than appearing before the PC/ZBA.  The business can save the filing fee by making this a permitted use rather than a special use.   Board members agreed.  Ms. Grotzke moved to approve the language as presented, seconded by Mr. Toth and carried by Roll Call vote – 6/0/2.

OLD / NEW  BUSINESS

Chairman Fullmer asked board members to review the Toyota sign on LaGrange Road, the Honda sign and the Ford sign.  Mr. Swanson will check the Code to see when the change took place.  Discussion re: monument signs for different types of businesses.  Mr. Swanson suggested using the frontage of the property as a guideline. Mr. Peck stated that might be helpful tying the size of the property to the size of the sign. 

All agree that pole signs are unattractive. Mr. Ettleson’s sign, being lowered to 20 feet but all else remaining the same, would be acceptable.  Mr. Swanson was directed to review the town of Westmont re: their signage for car dealerships.

Next month there is an application for a Physical Therapy/Yoga use on Joliet Road next to the church across from Hyundai.  H & R Block will also appear next month. Plus a zoning amendment increasing fines from $500 to $750. Taco Bell should be opening its doors on Friday.

ADJOURNMENT

There being no further business to discuss, Mr. Benson moved to adjourn the meeting, seconded by Mr. Toth and carried unanimously.

Chairman Fullmer declared the meeting adjourned at 9:03 p.m.

RICHARD FULLMER, JR.,  CHAIRMAN