PLAN COMMISSION/ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
AUGUST 3, 2004 AT 7:30 P.M.
ROLL CALL MEMBERS: CHAIRMAN RICHARD FULLMER, JR., MS. TINA GROTZKE, MR. STEVEN JASINSKI, MR. ROBERT LUBE, MR. DANIEL MOSS, MS. CYNTHIA SCHULZ, MR. FRANK THULLEN, MR. RICHARD TOTH, MR. EDWARD ZIEMBA
APPROVAL OF MINUTES – JULY 6, 2004
CONSIDERATION TO REZONE 6410 JOLIET ROAD FROM R-1 RESIDENTIAL TO O-OFFICE, TO ALLOW FOR CONSTRUCTION OF AN OFFICE BUILDING, UNDER SECTION 10, CHAPTER 10 OF THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE. APPLICANT IS PRAIRIE BANK & TRUST, 7661 S. HARLEM AVE., BRIDGEVIEW IL 60455
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, AUGUST 3, 2004
Chairman Fullmer called the meeting to order at 7:30 p.m. Secretary Lube called the Roll; the following members were present:
PRESENT: Chairman Richard Fullmer, Jr., Secretary Robert Lube, Mr. Edward Ziemba, Tina Grotzke, Mr. Richard Toth, Mr. Frank Thullen
ABSENT: Ms. Cynthia Schulz, Mr. Daniel Moss, Mr. Steven Jasinski
ALSO PRESENT: Mayor LeGant, Ald. Conrad, Ald. Michalczyk, Ald. Straza, Ald. Krzeminski, Ald. Fajdich, Attorney Erik Peck, Bldg. Comm. Krautstrunk, CDO Muenzer
APPROVAL OF MINUTES
The first order of business was approval of the minutes of July 6, 2004. Ms. Grotzke 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 rezoning 6410 Joliet Road from R-1 Residential to O-Office to allow for construction of an office building under Section 10, Chapter 10. Applicant is Prairie Bank & Trust, Trustee. Three individuals were sworn in by Chairman Fullmer — Tom Dalton, Attorney for petitioner, John Ziglich, project manager for petitioner; Andy Polivka, real estate broker.
Mr. Dalton stated that the general contractor is Dremco, Inc. a builder with an excellent reputation. The property located to the east of the subject property is zoned office at present. The lot is surrounded by office space. They have provided an artist’s rendering of the proposed project; landscaping and signage will be compatible with City ordinance. The detention pond in the rear will be dry, subject to engineering.
John Ziglich, project superintendent, stated that the three buildings are approximately 6,000 square feet each, four units per building, two facing the front and two side entrances. The renderings represent two different elevations, one with a small loft area, and the other with a larger loft area. The footprints are exactly the same; the buildings will be brick veneer.
Fullmer asked about the targeted clientele. One building may be used by a CPA. They are targeting professionals — attorneys, doctors, accountants. They prefer not to have a basement depending on the purchaser; they will build a slab on grade.
Mr. Polivka stated that he has been marketing this property for two years. The area needs smaller office buildings. Office-condo units are viable locations for small businesses; the project lends itself to purchase rather than leasing the premises. Because it is a mid-block location, roughly 200 feet by 450 feet deep, the site is not suitable for retail businesses; they require larger frontage. This is a quiet use of the land and a good project. The lofts will be used for additional storage for paper files, etc., such as found in medical offices.
Fullmer pointed out there is no tax advantage to the city for this project. He asked Mr. Muenzer who stated that TPAP has earmarked the area as a priority re-development site for commercial/retail development. He noted that Joliet Road is a mixed use corridor.
Matt Pauga, 6 Kensington, No. Barrington, IL asked Mr. Muenzer to go through the 10-15 parcels along Joliet Road and explain how each one relates to the other ones as well as to the petitioner’s request. Mr. Muenzer stated this is a mixed-use corridor of retail and commercial. Mr. Pauga asked whether the subject property has been considered for rezoning in the last three years. Mr. Krautstrunk stated that petitioners for this property wanted to zone it retail but they wanted to park in the retail area for condo apartments. Chairman Fullmer noted that the comprehensive plan recommends that this site be designated as commercial retail development.
Ald. Krzeminski asked about the time frame for construction. Petitioner is not the landowner; the property is under contingency for zoning. They plan to build all units at the same time with a 9-12 month completion time. Ald. Krzeminski asked about maintenance. A condo association will be set up for services. Ald. Krzeminski asked about the detention pond in the rear; full engineering studies have not been completed. Run off flow will go south. Ald. Krzeminski stated that the storm sewer in that area is å_ filled to capacity; the creek takes in half the runoff from Ward 2. A two-year study of the creek has been completed; it cannot bear additional runoff; residents do not want the creek touched. Mr. Lube questioned whether this is the best and highest use of the land.
Mr. Ziemba moved to deny the request for re-zoning 6410 Joliet Road from R-1 to O-Office, based upon the fact that zoning does not promote the general welfare of the city and its residents, seconded by Mr. Lube.
Ms. Grotzke Nay Mr. Lube Aye
Mr. Thullen Nay Mr. TothAye
Mr. Ziemba Aye Mr. Fullmer Aye
Motion carried – 4/2/3 absent.
Chairman Fullmer stated that this matter will come before the City Council at its August 25, 2004 meeting at 7:30 p.m.
Chairman Fullmer stated that Advanta Financial has sought re-hearing of their petition before the PC/ZBA. Mr. Peck stated there is no need for a presentation tonight. The PC/ZBA heard the original petition and made a recommendation to City Council to deny their proposal. Petitioners appeared before the City Council and petitioned them to reconsider the recommendation. The only issue on the agenda tonight is whether or not the PC/ZBA would like to reconsider its recommendation.
Attorney Steven Rakich introduced several associates who are here to present the petition. The property is located at 6510 Joliet Road. They have provided the Board with various supplemental data including survey, sound study, letter of intent from a major tenant, proposed store hours, financial pro forma, proposed site plan, elevation and landscaping plans, turn-around study for fire trucks, and rendering of the retaining wall. The lot consists of 1.7 acres and is currently zoned R-1. Petitioners request B-1 zoning with special use permit for automotive-related and restaurant-type business. Total square footage of the building is 10,885 sq. ft. with 56 total parking stalls planned. A sidewalk is planned for Joliet Road with a setback for green space; the building faÌ¤ade is very attractive and will complement the City. Renderings of the side elevations were displayed. The rear retaining wall will be uniblock construction with evergreen trees, and an 8′ high wooden fence. The sound study reveals a noise level below 60 decibels. Water detention is underground; there is one egress/ingress centrally located on Joliet Road. The loop around setting for fire trucks shows the traffic circulation pattern. With these additional documents Mr. Rakich believes the petitioner has addressed the major concerns of residents in the area. Mr. Muenzer stated that he has received all necessary documentation.
Chairman Fullmer stated that if the Board rehears the matter, he would like to have it postponed until the October meeting to provide ample notice to residents. Ms. Grotzke moved to deny the request to reconsider, seconded by Mr. Ziemba.
Grotzke Aye Lube Nay
Thullen Nay Toth Nay
Ziemba Aye Fullmer Aye Motion fails – 3/3/3 absent.
Mr. Peck recommended that a motion to reconsider its recommendation be made and if it is tied the matter will fail and the original hearing will stand; you can’t have an affirmative motion based on a tie. Mr. Toth moved to reconsider the original recommendation, seconded by Mr. Thullen.
Grotzke Nay Lube Nay
Thullen Aye Toth Aye
Ziemba Nay Fullmer Nay Motion fails – 2/4/3 absent
This recommendation will come before the City Council at its August 25, 2004 meeting.
There being no further business to discuss, Mr. Ziemba moved to adjourn the meeting, seconded by Mr. Toth and carried unanimously.
Chairman Fullmer declared the meeting adjourned at 8:30 p.m.
RICHARD FULLMER, JR., CHAIRMAN