January 3, 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, JANUARY 3, 2012

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

PRESENT: Chairman Richard Fullmer, Jr., Secretary Robert Lube, Mr. Mark Benson, Mr. Daniel Moss, Ms. Tina Grotzke, Mr. Crecencio Gonzalez.

ABSENT: Mr. Charles Stoub, Mr. Mark Benson.

ALSO PRESENT:   Ald. Jasinski, Atty. Erik Peck,  CDP Swanson.

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: 10545 WEST 74^THSTREET

Chairman Fullmer read the public hearing notice for the 10545 W. 74^thSt. application published on December 15, 2011 in The Doings Newspaper.

Consideration of variances to permit the Salt Creek Butterfly Farm and School and additional variances to allow an accessory structure (tent) at 10545 W. 74^thSt. (Double J Riding School) Countryside, IL 60525, as follows:

Consideration of a variance to Section  10-5F-2 (permitted uses) to permit a butterfly farm and school;

Consideration of a variance to Section 10-2-9-G-3 (size of accessory buildings and structures) to permit an accessory building when combined with other existing accessory buildings exceeds 1,500 square feet;

Consideration of a variance to Section 10-2-9-I-2 (number of accessory buildings or structures on a zoning lot) to permit an additional accessory structure on a lot which contains more than three accessory buildings or structures -- at the real estate commonly known as 10545 West 74^thStreet, Countryside, IL 60525.

Chairman Fullmer swore the applicants in en masse.  The Building Department has received the required proofs of Notice.  Mr. Stoub moved to open the Public Hearing in this matter, seconded by Ms. Grotzke and carried unanimously. CDP Mr. Swanson made the Staff presentation:   He stated that the proposed Salt Creek Butterfly Farm/School would like to locate at 10545 W. 74^thSt., at the property owned by Ms. Cindy Johnson, which currently houses the Double J Riding Stables.  The property is zoned R-7, rural residential and is about 2.30 acres in size. The subject parcel is bordered by 74^thSt. on the north, the 5^thAve. Cutoff and Tri-State Tollway and 75^thSt. on the south. The aerial view shows the existing land use as single family residential and the Double J Riding Stables. The aerial photo also reveals several accessory buildings, all used as part of the Double J Riding School.  The detailed site plan reveals the location of the agricultural tent requested, approximately 20x30 feet, immediately to the rear of the single-family home.

According to Ms. Harris, the Salt Creek Butterfly Farm/School, would serve as a seasonal farm and learning laboratory. They would plant gardens to attract native butterflies, collect the eggs laid on the plants, hand raise the caterpillars and protect the chrysalis until a butterfly emerges. The farm would release locally collected and raised butterflies to the public after they hatch. If the breeding aspect is successful, the farm will consider brokering a portion of the butterflies for commercial release. The educational center will serve as a learning laboratory for small groups of students in an art and science summer camp format. About ten students will participate in the hand rearing process. The proposed business will operate out of a seasonal “FarmTek” tent located on the Double J Riding Club property. A butterfly farm /school is not listed as a permitted nor special use, therefore the requested variances are necessary. The variance would be specific to this property, permitting the farm/school.

The applicant requests a second variance to permit a tent larger than 50 s.f. for a period longer than seven days, to be utilized in the spring and summer months. The applicant also requests a variance to permit an accessory building that when combined with the 12 other existing accessory structures totals 10, 982 s.f.  The applicant also requests a variance to permit more than three accessory buildings on a lot larger than one acre.

Mr. Lube stated that if the tent is dismantled, it is considered a temporary structure not an accessory building. Mr. Peck stated that the PC/ZBA may set restrictions and conditions on any favorable recommendation including hours of operation, location of the tent and the number of students.

Ms. Lori Harris, proposed business owner,  believes that this “green” business will make an environmental impact on the community by planting native plants and increasing wildlife while helping to raise another generation of ecologically aware children.  The “school” is a misnomer; she envisions 8-10 children doing art lessons based on growing butterflies. She described the tent as a white top, with open mesh sides and roll-down flaps in case of bad weather. The tent is augured into the ground; it is a temporary structure, 20x30 feet in size.  The Building Commissioner must review and inspect the tent on a yearly basis. Monarch butterflies begin arriving in May, migrate south and are gone by late August. Students will range in age from 6-14; advertising would be word of mouth. Butterflies may be sold to nature centers or zoos in the area. Monarchs may be sold for $100 per dozen; butterflies may also be used for weddings or funerals.   Hours would be from 9-4, same as the riding stable hours.  They will plant and grow milkweed, the main caterpillar food, and then grow flowers to attract and keep the butterflies alive.  Art classes will take place in the tent.   Mr. Moss stated that the term “school” is inappropriate – education center is better suited. The tent does not require electricity or running water other than the well water on the property to manage the plants. Ms. Harris may use one intern assistant,  - a college student.  One port-o-let is required per 13 individuals (already on the property). She envisions summer camp type class sessions for roughly four hours; parents will drop off and pick up students. Ms. Harris will undertake CPR training and basic first aid.  She has personal liability insurance.

Chairman Fullmer sought comments from interested parties.  Don Kriz, 10554 W. 74^th  St., who lives across the street is concerned with traffic and suggested a 15 mph speed sign be posted; the number of cars is significant. He has no problem with the concept.

Judy Wilson, 10565 W. 74^th  St. also expressed traffic concerns, with the addition of ten students, pick up and drop off by parents; the residents are losing their privacy; too much traffic congestion.  Lynn Decker, 10211 – 5^thAve. Cutoff, suggested using 75^thSt. as an entryway.  It was noted that IDOT probably would not approve a curb cut for that purpose. Residents have no problem with the concept of a butterfly farm.

Chairman Fullmer suggested that if approved this proposed business should be reviewed on a trial basis after the first season – review the farm in October and determine whether the neighborhood has been negatively affected by additional traffic. Suggestion made to have a traffic study done. Ms. Harris must apply for a business license on a yearly basis.  In the event of severe weather, if parents cannot pick up their children, Ms. Johnson allowed them use of the adjacent home.  Maximum traffic congestion may take place from June-August.  Ms. Harris had no closing statement.  Mr. Lube moved to close the evidentiary portion of the hearing, seconded by Mr. Gonzalez and carried unanimously.

Ms. Grotzke moved to approve the concept of a butterfly farm on the property commonly known as 10545 W. 74^thSt., seconded by Mr. Moss.  Attorney Peck stated that additional conditions are as follows:  the tent must be disassembled by October 30 and may be reconstructed after March 30 each year; classes are limited to no more than ten students; hours are from 8 am to 4 pm; the summer camp will take place from June through August. Ms. Harris must apply for a building permit for the tent on a yearly basis; a handicapped port-o-let must be made available located near the tent; the entire educational center concept will be reviewed in October 2012.  Motion carried by unanimous Roll Call vote – 6/0/2.  This matter will come before the City Council at its Regular Meeting on January 25, 2012.

PUBLIC HEARING RE: 5300 SOUTH LA GRANGE ROAD

Chairman Fullmer read the Public Hearing notice for the 5300 So. LaGrange Road application published on December 15, 2011 in The Doings Newspaper.

Consideration of a special use to operate an electronic sign in an existing free-standing sign at 5300 South LaGrange Road (Supersonic Shell Gas Station), Countryside, IL 60525 as follows:

Consideration of a special use pursuant to Section 8-5-9 (A-1) to retrofit LED gas price digits into an existing double-sided free-standing sign at the real estate commonly known as 5300 South LaGrange Road, Countryside, IL 60525.

Mr. Gonzalez moved to open the Public Hearing in this matter, seconded by Mr. Stoub and carried unanimously.  Chairman Fullmer swore in Mr. Matthew Gleitsman, representative of the owner, Mr. Nader Afshari.  The required Proofs of Notice were received by the Building Department. 

Mr. Swanson made the Staff presentation. The property located at 5300 S. LaGrange Road is  commonly known as Supersonic Shell Gas Station. The owner seeks consideration for a special use to operate  electronic gas price signage in an existing sign.  The property is zoned B-3 service wholesale and is.69 acres in size. The existing free-standing sign is located on the NE corner of this commercial property.  Per the Plat of Survey, the existing sign does meet all applicable zoning codes.  The proposed LED gas digits will utilize 10 s.f. per side, allowed by City ordinance.  Electronic signage is only allowed by special use permit. The applicant requests the special use to modernize the existing free-standing sign with digital readings.  Mr. Lube suggested that the owner be present to address the tied-up signs hanging from the approved sign; those signs affect the height restriction of 7 feet from the bottom of the existing signs.  In the future the owner should be present; approval will be contingent upon removal of the hanging signs.  Mr. Swanson asked Mr. Gleitsman to relay the message to Mr. Afshari re: the hanging signs.  Mr. Lube moved to approve a special use to retrofit LED gas price digits onto an existing double-sided free-standing sign on the property commonly known as 5300 South LaGrange Road with the condition that no additional or temporary signs may be affixed to the sign, seconded by Ms. Grotzke and carried by Roll Call vote – 6/0/2.  Chairman Fullmer stated that this matter will come before the City Council at its Regular Meeting on January 25, 2012.

Mr. Swanson suggested that the PC/ZBA amend the Code to allow for removing gas pricing signs from special use requirements. Chairman Fullmer will  recommend a text amendment to the Building Department to review these requests in-house.

PUBLIC HEARING RE:  5503 SOUTH LA GRANGE ROAD

Chairman Fullmer stated that a public hearing notice is not required because the request is a building-related item.  This matter was continued from December 22, 2011.

Consideration of allowing an existing 2” water main to be supplemented by an alarm system instead of the required 4” water line – at the real estate commonly known as 5503 South LaGrange Road, Countryside, IL 60525.  The applicant is the property and business owner, Matrix Contractors, LLC, represented by Luke Castrogiovani.

Mr. Castrogiovani met with Steve Tisinai and Fire Marshal Lyons; he is proceeding with a study to determine water volume and continuing to gather full documentation, which should be completed by the next meeting.  Tonight he is seeking a temporary early occupancy permit while moving forward with preparations and contacting IDOT re: sleeving. This process may take some time but they are moving forward as rapidly as possible. Attorney Peck stated that he will speak to Steve Tisinai tomorrow  as long as there is an assurance that Mr. Castrogiovani will rectify the issue.  He suggested that the amount of the bond posted should be increased and perhaps a conditional building occupancy permit may be issued. This matter will be continued to the February meeting.  Mr. Castrogiovani will stay in touch with Mr. Swanson.

OTHER BUSINESS

Ettleson Hyundai would like to construct a very large monument sign to attract traffic. Suggestion made to hold a special meeting to address all the text amendment matters. Board members agreed to meet on Monday, January 9, 2012 at 7:30 p.m. for that purpose.

ADJOURNMENT

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

Chairman Fullmer declared the meeting adjourned at 9:15 p.m.

RICHARD FULLMER, JR.,  CHAIRMAN