Plan Commission/Zoning Board of AppealsApril 14, 2015 Print
PLAN COMMISSION – ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
TUESDAY, APRIL 14, 2015 – 7:15 PM
I. Roll Call Members:
Mr. Richard Fullmer, Jr. (Chairman) Mr. Robert Lube
Ms. Tina Grotzke Mr. Mark Benson
Mr. Crecencio Gonzalez Mr. Bryon Bednar
Mr. Michael Anderson Vacant
Mr. Marco Gutierrez
A. Roll Call
B. Approval of Minutes: March 03, 2015
II. Chairman’s Comments
III. Action Items
a. Public Hearing-Case# 18278_V-5300 East Avenue- A public hearing published in the Chicago Tribune to grant a special use permit to allow towing activities on the site (storage) as a secondary use to the existing auto body shop.
IV. Public Comment
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, APRIL 14, 2015
Chairman Fullmer called the meeting to order at 7:15 p.m. Secretary Lube called the Roll of Members physically present:
PRESENT: Chairman Richard Fullmer, Jr., Secretary Robert Lub
Mr. Michael Anderson, Mr. Marco Gutierrez, Ms. Tina Grotzke,
Mr. Crecencio Gonzalez IV, Mr. Bryon Bednar.
ABSENT: Mr. Mark Benson,
ALSO PRESENT: Atty. Jeff Stein, Zoning Admin. Ms. Clarke.
APPROVAL OF MINUTES
The first order of business was approval of the minutes of the March 3, 2015 meeting. Mr. Gonzalez moved to approve the minutes as presented, seconded by Ms. Grotzke 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 – CASE # 18278 – V – 5300 EAST AVENUE
Chairman Fullmer read the Notice of Public Hearing published in the Chicago Tribune to grant a special use permit to allow towing activities on the site (storage) as a secondary use to the existing auto body shop. Ms. Grotzke moved to open the Public Hearing in this matter, seconded by Mr. Bednar and carried by unanimous voice vote. Jeff Beck, Paint Solutions, was sworn in by Chairman Fullmer. Proofs of Notice have been received by the Building Department.
Ms. Clarke made the Staff presentation: Paint Solutions is an existing body shop business partnering with Chariot Automotive & Towing to store and potentially repair towed vehicles on the site. In August 2014, the Code Enforcement officer observed several cars without plates, plus two boats and other RVs, appearing to be unrelated to the business being stored on the premises. In discussions with the applicant it was noted that vehicles on site were not related to the auto body repair but were police tows. The City suggested that they come in to seek a special use to allow them to store vehicles on that site for towing. Personal vehicles are allowed on the property if proof is produced. It appeared that storage was turning into much more than its intended purpose. Staff recommended that the owner apply for a special use to permit towing operations at this location; this would allow the owner to have vehicles stored on site that are not related to the repair shop. Staff recommends approval of the special use pending certain conditions: Replace the southern fence line with a minimum 8′ privacy fence within five months from approval; re-stripe the existing parking stalls and provide additional striped stalls based on the number of employees of the business or a number deemed adequate by the Plan Commission. Chain link fences with slats are no longer permitted in the M-1 Zoning District. Photos of the property, the stored vehicles, the fence in disrepair and salvage metals being readied for disposal were pointed out. There are four employees on the premises; there are parking stalls for 9 cars plus 1 ADA stall. The building requires ten parking spaces.
Chairman Fullmer questioned Mr. Beck re: pick-up trucks with snow plows attached – why are those vehicles parked there. Mr. Beck stated those are one of his accounts; they are in for undercoating work; another is for a new truck bed that is on order. Some are repairable — some are probably salvage. Chrm. Fullmer is concerned with vehicles with no plates. Mr. Beck stated that the original citation was made in August; all those vehicles have been removed. Mr. Lube stated there were a lot of vehicles parked around the building; it was becoming very ugly. The trailer parked along the building shouldn’t be there. Mr. Beck stated that those are all in the process of being removed. Chariot has contacted the owners and sent out letters re: those vehicles. Mr. Beck stated that everything in the back is behind the fence; everything in the front is for customer use.
The southern portion of the fence is in very bad condition and should be replaced. Mr. Beck stated that trucks turning and backing up hit the fence on a monthly basis at least. Mr. Lube notes that the fence is entirely outdated; he would like to see an entirely new fence, as a condition. Atty. Stein stated that the south section cannot be repaired and must be replaced. Chrm. Fullmer asked about the number of parking stalls; Ms. Clarke stated that two parking spaces are required for four employees and one space for every 1,000 s.f. – that translates to 12 parking spaces. He is short two stalls. The entire north side of the building was striped in the past but the paint is faded; Ms. Clarke counted 13 spots on the north side. The reason for storing any cars is that they could possibly be repaired – it’s up to Chariot, depending on the market value of the vehicle. Vehicles involved in accidents are first taken to Chariot and eventually towed to Paint Solutions for repair estimate costs.
James Bresnahan, 6402 Joliet Road, with Chariot Automotive was sworn in by Chrm. Fullmer and testified as follows: Chariot only bring autos to Mr. Beck if they are either owned by Chariot or in the process of being owned by Chariot. By the time the car is brought to Beck, the owner or police department has signed off the rights to the vehicle and Chariot has a COP – certificate of purchase attached to the dashboard. Some plates have been confiscated by the police department; the car is towed to Beck to determine repair costs. Chrm. Fullmer asked about turn-around time – for returning the vehicle to Chariot – that cannot be determined based on many variable factors. The longest a car would remain on the premises would be one month. The delay in getting titles from the State is also an unknown time factor. Mr. Bresnahan explained the process step by step about how the vehicle will be treated; when Mr. Beck determines it is a junker, the car is returned to Chariot. Mr. Beck has specialized estimating computer software that makes the repair cost determination. Mr. Beck has to check on parts prices — again many variables are involved. Chairman Fullmer does not want to see a junkyard on East Avenue; neither does Mr. Beck. They cannot estimate time frames as conditions are variable – anywhere from two weeks to a month.
Discussion re: type of business – Mr. Beck runs his own body shop and does work for Chariot and other businesses – fleet accounts, insurance accounts, walk-in accounts.
Chariot and Paint Solutions are two separate businesses in the City. Not all vehicles are considered wrecks because they are not smashed; they may require mechanical or electrical work and look fine on the outside; today there are four vehicles from Chariot on Mr. Beck’s lot.
Mr. Gutierrez asked how many parking stalls would result in re-striping the north side of the property. Mr. Beck estimated approximately 17 spaces. Customer cars go in the back or are stored inside the building awaiting disposition. Mr. Gonzalez inquired about thefts from cars – Mr. Beck stated that scrappers have stolen radiators from the scrap pile after jumping over the fence. Mr. Gutierrez asked how many cars are serviced on a weekly – basis; he estimated between 5 large wrecks to 25 smaller wrecks. Mr. Beck has ten working bays inside the building – plus one paint bay. He estimated parking for 12-14 cars along the back of the property; on the south there’s room for 6-8; the east side 2-3 long – at least 20-30 cars within the enclosed area. Question asked about boats – Mr. Beck does fiberglass repair; they also repair shipping damage on Yamaha units next door. They do considerable water craft repair on small boats under 18′.
Discussion re: trucks backing up to turn and striking the fence – he will replace the south fence. He stated there is a sign No Trucks painted there by others; a sign is needed at the entrance stating No Truck Traffic. Mr. Stein asked what is the maximum amount of time that a Chariot vehicle would be on the property – no definite time frame — estimate 3-4 weeks. Ms. Grotzke stated that the front looks good; the fence on the south side is bad and should be replaced and the others repaired. Mr. Gutierrez agrees with the fence replacement and re-stripe the parking lot for better organization of cars and make sure that over capacity storage is not reached by accepting too many vehicles on the site. That scenario can be managed by making a phone call.
Ms. Clarke stated that per definition all outside storage in the M-1 business district must be screened with an 8′ privacy fence. There were too many vehicles on the property without plates or registration – thus the need for a special use to store these non-plated vehicles. Mr. Bresnahan again noted that all cars from Chariot brought to Paint Solutions have the COP clearly visible on the dashboard. The maximum time a car may be kept on premises is between 30-60 days. The petitioner had no closing statement.
Mr. Anderson stated that the only requirement is the 8′ fence replacement. He suggested installing bollards on the property line and bringing the fence one-foot inside the line to stop trucks from ruining the fence. Mr. Beck stated that the business next door should enforce the no truck traffic sign and stop trucks from using the alley causing the damage. Mr. Bednar asked how many vehicles are sent over from Chariot on a monthly basis – no definite answer — not that many. Mr. Gonzalez asked if there was a definite number of vehicles allowed to be stored on that property – so it doesn’t look like a junkyard. Mr. Stein stated that either by a survey or how many cars would fit in back – on the western wall – Ms. Clarke stated the area could be striped for 15 stalls. Mr. Beck cannot provide an estimate – perhaps 30 cars, depending on the size of the vehicle. Mr. Stein stated that is the maximum amount of vehicles that can be comfortably stored plus add five for good measure. Mr. Gonzalez moved to close the evidentiary portion of the Public Hearing, seconded by Mr. Lube and carried by unanimous voice vote.
Mr. Gonzalez moved to recommend approval of the special use with the following conditions: to replace the south perimeter fence with an 8′ privacy fence and to re-stripe the exterior portion of the lot to the maximum number of vehicles allowed; vehicle storage will be capped at 25 cars in the back plus public parking in front, with the special use to run with the user and not with the land, seconded by Ms. Grotzke and carried by Roll Call vote – 7/0/1. Chairman Fullmer stated that this matter will come before the City Council at its Regular Meeting on April 22, 2015. Both gentlemen left the hearing room.
Ms. Clarke stated that the dog grooming business will be here in May seeking to occupy the remaining vacant store front in that shopping center; they will expand the doggie day care into that space. They must amend the original ordinance to include that space along with the secondary dog run in the rear.
Chick-fil-A is under the second round of permit review; they will begin construction shortly. Phelan Dodge is getting underway as well.
Mr. Lube asked about the house on 55th St. – Ms. Clarke stated that is under demolition; asbestos was found so they had to go through the remediation process. The new owners of Cube Smart are moving forward with demolition and use for future storage. The old plan approved for that site in 2010 was located and shared with them. They will be using it for a storage facility for the Penske moving trucks.
Ms. Grotzke asked about Russell’s – they have come in for demolition work permits but no reconstruction as yet; no time frame to finish the inside was stated.
There being no further business to discuss, Ms. Grotzke moved to adjourn the meeting, seconded by Mr. Gonzalez and carried by unanimous voice vote.
Chairman Fullmer declared the meeting adjourned at 8:22 p.m.
RICHARD FULLMER, JR., CHAIRMAN