PLAN COMMISSION/ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
APRIL 6, 2004 AT 7:30 P.M.
ROLL CALL MEMBERS:CHAIRMAN RICHARD FULLMER, JR., MR. FRED FAHEY, MR. STEVEN JASINSKI, MR. ROBERT LUBE, MR. DANIEL MOSS, MRS. CYNTHIA SCHULZ, MR. EDWARD ZIEMBA
APPROVAL OF MINUTES:
DATE: MARCH 2, 2004.
1.CONSIDERATION FOR A VARIANCE OF SECTION 10-5C-6C OF CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE IN ORDER TO REMODEL AN EXISTING SECOND FLOOR FROM A NON-CONFORMING DUPLEX TO A BEDROOM AREA EXCEEDING THE ALLOWABLE FLOOR AREA RATIO ON PROPERTY COMMONLY KNOWN AS 44 E. PLAINFIELD ROAD, COUNTRYSIDE, ILLINOIS 60525. THE NAME OF THE APPLICANT IS BRIAN K. BRIONES, 44 E. PLAINFIELD ROAD, COUNTRYSIDE, IL 60525.
2. CONSIDERATION FOR REZONING WITH A SPECIAL USE OF SECTION 10-6A-5, CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE, IN ORDER TO REZONE THE PROPERTY FROM R-1, ONE FAMILY RESIDENTIAL TO B-1, RETAIL BUSINESS DISTRICT AND SPECIAL USES FOR OIL LUBE BUSINESS, MUFFLER REPAIR AND INSTALLATION BUSINESS, AUTO PART SALES AND A RESTAURANT DRIVE THROUGH ON PROPERTY COMMONLY KNOWN AS 6510 JOLIET ROAD, COUNTRYSIDE, IL 60525. THE NAME OF THE APPLICANT IS ADVANTA FINANCIAL GROUP, INC., 8519 W. 191ST STREET, SUITE 29, MOKENA, IL 60448.
3. CONSIDERATION FOR A SPECIAL USE OF SECTION 10-6-A-2, CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE, IN ORDER TO OPERATE A WOMEN’S WORK-OUT FACILITY AS A SPECIAL USE IN B-1 RETAIL BUSINESS ON PROPERTY COMMONLY KNOWN AS 6526-6528 W. JOLIET ROAD, COUNTRYSIDE, ILLINOIS. THE APPLICANT IS SLIM AND TONE OF COUNTRYSIDE, LINDA BOURN, MERLE BOURN, HEATHER WAGNER AND BOB WAGNER, 6220 SUNSET AVENUE, LAGRANGE, IL 60525.
4. CONSIDERATION FOR THE FINAL SUBDIVISION APPROVAL AS ALLOWED BY SECTION 9-2-3, CHAPTER 9 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE ON PROPERTY COMMONLY KNOWN AS 9709 56TH STREET, COUNTRYSIDE, ILLINOIS. THE APPLICANTS ARE ALLEN SNYDER & JACK SKRINE, 6420 W. CERMAK ROAD, BERWYN, IL 60402.
MINUTES OF THE REGULAR MEETING OF THE
PLAN COMMISSION AND ZONING BOARD OF APPEALS
OF THE CITY OF COUNTRYSIDE
HELD IN COUNCIL CHAMBERS ON TUESDAY, APRIL 6, 2004
Chairman Fullmer called the meeting to order at 7:30 p.m. Secretary Lube called the Roll; the following members were
PRESENT: Chairman Richard Fullmer, Jr., Chairman Robert Lube, Mr. Fred Fahey, Mr. Edward Ziemba, Mr. Daniel Moss, Mr. Steven Jasinski, Ms. Cynthia Schulz
ALSO PRESENT: Mayor LeGant, City Attorney Erik Peck, CDO Muenzer, Ald. Conrad, Ald. Michalczyk, Ald. Straza, Ald. Smetana, Ald. Krzeminski, City Engineer Fitzgerald
APPROVAL OF MINUTES
First order of business was approval of the Regular Meeting minutes of March 2, 2004. Mr. Fahey moved, seconded by Mr. Ziemba, to approve the minutes as presented. Motion carried by unanimous voice vote.
Chairman Fullmer read the Notice of Public Hearing to consider a variance of Section 10-5C-6C of Chapter 10 of the Municipal Code in order to remodel an existing second floor from a non-conforming duplex to a bedroom area exceeding the allowable floor area ratio on property commonly known as 44 E. Plainfield Road, Countryside, IL. The Applicant is Brian K. Briones, 44 E. Plainfield Road, Countryside, IL 60525. Mr. Briones was sworn in and testified as follows:
Mr. Briones and his daughter Lisa reside at the above address. They would like to complete the second floor by adding two bedrooms, a bathroom, linen closet and closet. They propose raising the back roof to provide an eight-foot clearance and have a pitched roof. Photos of the building were displayed on the easel; they are not changing the footprint of the property; they simply want to square up the back of the house and make it a full bedroom with full ceiling height. Attorney Peck stated that they are seeking a variance for exceeding the FAR by 43 square feet. For the record the document entitled Second Floor House Remodeling at 44 E. Plainfield Road is marked as Petitioner’s Exhibit A. Mr. Lube moved, seconded by Mr. Ziemba, to approve the requested variance to remodel a non-conforming duplex into a bedroom area thereby exceeding the allowable FAR by 43 feet, all in conformity with Petitioner’s Exhibit A. Motion carried by unanimous Roll Call vote. Chairman Fullmer stated that this matter will come before the City Council at its Regular Meeting on April 28, 2004.
Chairman Fullmer stated that the second matter for rezoning with special use regarding the property at 6510 Joliet Road will be tabled at present for lack of sufficient notice. This matter will be tabled to the May agenda.
Chairman Fullmer read the Notice of Public Hearing to consider a special use of Section 10-6-A-2 of Chapter 10 of the Municipal Code in order to operate a women’s workout facility as a special use in the B-1 retail business district on property commonly known as 6526-28 W. Joliet Road, Countryside, IL. The applicant is Slim And Tone of Countryside, by Linda Boum, Merle Boum, Heather Wagner and Bob Wagner, 6220 Sunset Avenue, LaGrange, IL.
Mr. Peck discussed the question of rezoning for workout facilities. He stated that currently the City Code has exercise facilities or fitness clubs in B-3 zoning district as a special use. Two new businesses want to come into the City; they obtained their leases and were prepared to go into a B-1 zoned area. Both Mr. Krautstrunk and Mr. Muenzer have reviewed the documents and are in agreement that health clubs in general do not pose any problems for the City; there may have been some concerns in the past, but there is no reason not to make them a permitted use in the B-1 zoning district. They are subject to all City Codes. The Board has the option of amending the City Code to make it a special use or permitted use in the B-1 zoning district. Ms. Schulz moved, seconded by Mr. Ziemba, to amend the zoning code to make health clubs a permitted use in the B-1 zoning district. Motion carried by unanimous Roll Call vote. Chairman Fullmer stated that this matter will come before the City Council at its next Regular Meeting on April 14, 2004.
Chairman Fullmer read the Notice of Public Hearing to consider final subdivision approval as allowed by Section 9-2-3, Chapter 9 of the Municipal Code, on property commonly known as 9709 56th St., Countryside, IL. The applicants are Allen Snyder and Jack Skrine, 6420 W. Cermak Road, Berwyn, IL 60402. Chairman Fullmer asked City Engineer Fitzgerald for his recommendation. Mr. Fitzgerald stated that the subdivision is well engineered and falls within the City Code; it meets with his approval.
Chairman Fullmer is particularly concerned with water retention. Mr. Fitzgerald stated that both ponds are two feet deep and 29 deep at their center lowest point. The turn around area in the cul de sac can accommodate city plows and emergency vehicles. The applicants are providing more detention than the site requires. If the ponds are full, they will be drained in three hours. Chairman Fullmer asked about the cost of underground water retention versus the dry pond concept. Complete piping and underground water retention is estimated at $64,700 ($4,000 per lot x16 lots) versus the total cost of the dry ponds at $8,200.
Al Snyder described the development, which will be single-family custom built homes, one and two story brick. Homes in the cul de sac will be two-story brick; they have verbal commitments from 8-9 purchasers. Home sizes will range from 2,500 to 3,500 square feet, with attached garages; no variances are required. The price range will be between $500,00 to $750,00; the entire parcel will drain into the two detention ponds; the ponds will be fully landscaped; there will be no standing water. Ms. Schulz stated that the City would prefer water detention underground. Board members are concerned that the 4 restrictors could get clogged under certain conditions leaving standing water. Builders disagreed with that assessment. Mr. Snyder will live in one of the homes.
Ms. Terri Rodi, 5625 9th Ave, stated that due to unlevel nature of the property, water ponding is not absorbed for 3-4 days. How will the new homes affect that property. She was advised that there will be no added water from the site. Mayor LeGant stated that retention areas are non-buildable; the City Code prohibits future building of tool sheds or garagesin those areas. Nancy Shackle, 6607 Natasha Court stated that the three retention ponds in her development are cleared of water within three hours. They have another drainage issue regarding gutter pitch to the retention ponds. Suggestion was made to consider establishing a fund or maintenance assessment fee held in reserve for this purpose.
Ald. Krzeminski disagrees with the retention pond concept; underground drainage is the way to go. Mr. Jasinski agreed and stated that the $4,000 should be passed along as part of the housing cost resulting in more yard space for owners and no drainage issues. George Contour, 5808 Rose Ave, stated that the builder should move the pipes underground. After a brief discussion, Mr. Snyder stated that the builders are willing to accommodate the City’s request and will agree to the underground water detention plan. Mr. Fullmer asked whether all the lot sizes are conforming; Mr. Fitzgerald stated that they are all R-3. Engineer Fitzgerald stated that the underground detention will change the plat of survey, easement and grading of lots. The volume of storm water is unchanged.
Attorney Peck stated that the Plat of Subdivision,entitled Snyder and Skrine Subdivision,is marked as Petitioner’s Exhibit A. The recommendation is for final approval of theSnyder and Skrine Subdivision, with modifications for waterretention, conditioned upon review and approval of the City Engineer, all in conformity with Petitioner’s Exhibit A. Mr. Jasinski moved, seconded by Ms. Schulz, to recommend approval of the above plan. Motion carried by Roll Call vote. Mr. Moss has some reservations, as does Chairman Fullmer. Ald. Conrad, made a statement concerning the underground tank, which ifanchored under the cul de sac, will become a burden on the City. The builder stated that the piping will be in the same place; the grading will direct all the water to the same location and will not go into the street. Chairman Fullmer stated that this matter will come before the City Council at its Regular Meeting on April 28, 2004.
Chairman Fullmer advised Board members that the first quarter will contain a check for six meetings since the pay period was closed.
Mr. Muenzer reminded Board members that there is a Special Meeting next Tuesday at 7:00 p.m. to discuss the rural residential zoningissues for the newly annexed 5th Avenue Cutoff areas.
Chairman Fullmer stated that it has come to his attention that Mr. Fahey is resigning from the Board effective immediately. Board members are saddenedto see him leave. Chairman Fullmer thanked him for his service to the City. Mayor LeGant will appoint his replacement.
There being no further business to discuss, Mr. Ziemba moved, seconded by Mr. Fahey, to adjourn the meeting. Motion carried by unanimous voice vote.
Chairman Fullmer declared the meeting adjourned at 8:35 p.m.
RICHARD FULLMER, JR., CHAIRMAN