PLAN COMMISSION/ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
AUGUST 5, 2003 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: JUNE 3, 2003 (NO MEETING JULY 1, 2003)
CONSIDERATION FOR A RE-SUBDIVISION OF TWO 150′ WIDE LOTS AND ONE 60′ WIDE LOT INTO THREE 120′ WIDE LOTS AS ALLOWED BY SECTION 9-2-3 AND 9-2-4, ALSO TO CONSIDER A VARIANCE TO A LESSER SQUARE FOOTAGE THAN THE 20,000 SQUARE FOOT REQUIREMENT IN R-1, ONE FAMILY ZONING ON PROPERTY COMMONLY KNOWN AS 5651 MADISON AVENUE. THE APPLICANT IS JOVIC BUILDERS, 7920 DEERVIEW COURT BURR RIDGE, IL 60527.
CONSIDERATION FOR A SPECIAL USE FOR A DRIVE-THRU FACILITY AS REQUIRED BY SECTION 10-6B-2, ALSO TO CONSIDER A VARIANCE FOR FOUR LESS PARKING SPACES AS REQUIRED BY SECTION 10-10-5; ALSO TO CONSIDER A VARIANCE TO THE 25′ FRONT YARD GREEN BELT ON BOTH LA GRANGE ROAD AND PLAINFIELD ROAD AS REQUIRED BY SECTION 10-2-4-5 ON PROPERTY COMMONLY KNOWN AS 5321 S. LA GRANGE ROAD, COUNTRYSIDE, IL. THE APPLICANT IS CHRIS SCHRAMKO, 40 E. HINSDALE AVENUE, #202, HINSDALE, IL 60521.
CONTINUATION – CONSIDERATION TO REVIEW THE SIGN ORDINANCE AS ALLOWED BY SECTION 8-5-3 OF THE MUNICIPAL CODE OF COUNTRYSIDE, TO REVIEW THE DEFINITIONS OF ANIMATED SIGNS, CHASER SIGNS, FLASHING SIGNS, READER SIGNS, CHANGING OF THE COPY OF A SIGN, BULLETIN BOARDS, DISPLAY ENCASEMENT OR MARQUEE SIGNS, REFERRED TO THE PLAN COMMISSION/ZONING BOARD OF APPEALS BY CHAIRMAN FULLMER OF THE SAME.
MINUTES OF THE REGULAR MEETING OF THE
PLAN COMMISSION AND ZONING BOARD OF APPEALS
OF THE CITY OF COUNTRYSIDE
HELD IN THE COUNCIL CHAMBERS ON TUESDAY, AUGUST 5, 2003
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., Secretary Robert Lube, Ms. Cynthia Schulz, Mr. Steven Jasinski, Mr. Edward Ziemba, Mr. Fred Fahey, Mr. Daniel Moss
ALSO PRESENT: Mayor LeGant, Ald. Fajdich, Ald. Smetana, Ald. Michalczyk, Bldg. Comm..Krautstrunk, Treasurer Stoffels, City Attorney Erik Peck, Econ. Dev. Officer Muenzer
APPROVAL OF MINUTES
The first order of business was approval of the Minutes of June 3, 2003. Mr. Fahey moved, seconded by Mr. Ziemba, to approve the minutes as presented. Motion carried by voice vote.
Chairman Fullmer read the Notice of Public Hearing to consider a re-subdivision of two 150′ wide lots and one 60′ wide lot into three 120′ wide lots as allowed by Section 9-2-3 and 9-2-4; also to consider a variance for lesser square footage than the 20,000 square foot requirement in R-1, one-family zoning on property commonly known as 5651 Madison Avenue. Applicant is Jovic Builders, 7920 Deerview Court, Burr Ridge, IL 605127. Mr. Bob Jovic was sworn in by Chairman Fullmer and testified as follows:
Mr. Jovic stated that the land will be divided into three equal lots 120 feet wide and 138 feet deep. Two lots are 16,500 sf, the corner lot is 16,300 sf. He will build three beautiful single family homes which will meet all requirements of R-1 zoning except for the square footage.
Mr. Bruce Riley, 5650 Madison, asked for a description of the proposed homes. Mr. Jovic stated they will have 2-3 car garages, he will preserve as much foliage as possible; he promised to keep the area as clean an possible when heavy equipment is used. Nada Camelon, 5652 Madison, asked for the price range of the homes. Mr. Jovic stated they will be from $475,000 to $525,000. Two driveways will exit onto Madison and the corner driveway will exit on 57th St. He has a buyer for the corner lot. Mr. Lube moved, seconded by Mr. Ziemba, to approve the variance to the 20,000 square foot requirement to permit three lots of at least 16,300 square feet on property commonly known as 5651 Madison Avenue. Motion carried by unanimous voice vote.
Mr. Fahey moved, seconded by Mr. Moss, to approve the Plat of Diane’s Resubdivision, on property commonly known as 5651 Madison Ave, into three lots each 120 feet wide. Motion carried by unanimous voice vote.
Chairman Fullmer advised that this matter will come before the City Council for final approval at the Regular Meeting of August 27, 2003.
Chairman Fullmer read the Notice of Public Hearing to consider a Special Use for a drive-thru facility as required by Section 10-6B-2; also to consider a variance for four less parking spaces as required by Section 10-10-5; also to consider a variance to the 25′ front yard green belt on both LaGrange Road and Plainfield Road as required by Section 10-2-4-5 on property commonly known as 5321 S. LaGrange Road, Countryside, IL. Applicant Is Chris Schramko, 40 E. Hinsdale Ave., #202, Hinsdale, IL 60521. Mr. Schramko was sworn in by Chairman Fullmer and testified as follows:
Mr. Schramko stated that his company deals primarily with retail and office development. Their focus is on small retail projects that increase the value of property; they are trying to redevelop the site at Plainfield Road and LaGrange Road into a 4,500 square foot single story retail building. The property was formerly a two-bay gas station; they plan on leasing to 3-4 small retail tenants who generally require 1200 to 1500 square feet each. They seek a drive-thru lane around the building to accommodate potential tenants. They require three separate variances to accomplish their goals. Current parking is for 18 vehicles including two handicap spaces; they will lose four spaces. He presented renderings of the site, provided by Henry Boesch Consulting Engineers, showing islands of greenbelt enhancements. It was noted that there is no greenbelt on the property at present.
Mr. Lube is reluctant to consider this proposal not knowing whether leases or firm commitments have been made. He would prefer the applicant come in with possible retail tenants. Further questions from the audience dealt with no alley access to residential areas, turning radius and environmental issues. Mr. Schramko stated that the IEPA issues have been resolved and they possess “No Further Action” letters. Mr. Fahey asked whether the Fire District has been notified of the proposed plans; to date they have not, but certainly will in the future. Without the drive-thru lane the building would be 4,956 square feet and set back to the lot line; the parcel is 17,000 square feet. Mr. Schramko stated that configuration of the site, set backs, right-of-way and ingress/egress issues make the site unworkable to develop with existing code.
Resident Rod Cavaleri, 5712 Catherine, is concerned with employee and customer parking. Mr. Schramko stated that deliveries will be made in the early morning hours. Anna Cumbo, 5712 Catherine, owns the building which will be directly affected by this proposal. She stated that deliveries are made at all times of the day. Mr. Lube strongly favors less than four tenants for this small area. Mr. Schramko stated that several revisions have been made to date and this is the most workable plan. Richard Stoffels, 5537 Kensington, stated that if greenbelt is given up to allow parking, it will obstruct the site flow to other buildings in the immediate area. There is no parking against the flower beds on LaGrange Road. Mr. Muenzer stated that the vacant property in that location hurts the City’s image; this property needs to be developed. There is no doubt the quality and caliber of tenants will be much higher with the drive-thru lane. There is no existing greenbelt in the area; with this type of parcel it would be very difficult to make that a requirement. He would encourage Mr. Schramko to try to go with three tenants rather than four. From the community’s standpoint, he is in favor of the development. Mr. Krautstrunk stated that this development would correct an ugly situation. Most restaurants on LaGrange Road are seeking drive-thru lanes at present. Signage will probably include a monument sign. Mr. Schramko provided the renderings and Plat of Survey done by Boesch Consulting Engineers and discussed the concerns of neighboring buildings with the affected individuals.
Ald. Fajdich asked whether the sidewalk will be provided per City Code requirement. There is no sidewalk along LaGrange Road except next to the buildings. Boston Market provided for sidewalks along Plainfield Road. Mr. Jasinski would like to have more information or see photographs of the proposed building. Mr. Schramko stated that it will be a one story masonry, probably red brick with limestone cap. He will provide photos of similar structures he has developed . Mr. Muenzer stated that he has viewed several of these projects and can testify that they are high quality construction retail plazas. Mr. Henry Boesch provided the Plat of Survey and discussed details with Board members.
After further discussion, Chairman Fullmer noted that three separate variances are required: drive-thru lane, four less parking spaces and eliminate greenbelt. Mr. Peck stated that Petitioner’s Exhibit A is the site plan labeled S-1, developed for Schramko Real Estate Corporation by Henry Boesch Consulting Engineer.
Mr. Lube moved, seconded by Ms. Schulz, to approve the Special Use for the drive-thru lane with no ingress/egress into either alleyway on the property commonly known as 5321 S. LaGrange Road all in conformity with Petitioner’s Exhibit A. Motion carried by unanimous Roll Call vote.
Mr. Ziemba moved, seconded by Mr. Jasinski, to approve the variance to Section 10-10-5 which requires 22 parking spaces to permit 18 spaces on the property commonly known as 5321 S. LaGrange Road all in conformity with Petitioner’s Exhibit A. Motion carried by unanimous Roll Call vote.
Mr. Fahey moved, seconded by Mr. Ziemba, to approve the variance to Section 10-2-4-5 to eliminate the 25′ greenbelt on the property commonly known as 5321 S. LaGrange Road 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 the Regular Meeting of August 27, 2003. Mr. Schramko thanked Board members for their approval.
Chairman Fullmer stated that the last item on tonight’s agenda, review of sign ordinance, will be tabled to the next meeting Mr. Lube moved, seconded by Mr. Moss, to table the matter to the next meeting. Motion carried by unanimous voice vote.
Mr. Lube stated that the lights on the Enterprise Rental building are extremely bright with no shielding of any kind. That needs to be addressed. Mr. Moss stated that they are double and triple parking cars on the Enterprise lot and in the alley. They stated there would be no more than 15 cars parked at any time; he counted 44 cars parked there. They are not being good neighbors. Mr. Peck stated he will review the recommendation regarding the requirement as to the number of cars parked. The City can revoke the business license if they so desire. After further discussion, Mr. Muenzer will contact them regarding both matters.
Mr. Lube asked about the status of Lowe’s. Mr. Muenzer stated that is unknown at present. They are still talking to the developer.
Chairman Fullmer stated that a Special Meeting Of the PC/ZBA will be held on Tuesday, August 19 at 7:00 p.m. This is the initial meeting with the consulting firm of TPAP regarding the Comprehensive Plan. Mr. Muenzer anticipates that the meeting will last approximately 1 å_ hours.
Mr. Krautstrunk stated that the LaGrange Motel, 5631 S. LaGrange Road will be on the next agenda on their application for a drive-thru lane. They plan to tear down the two wings of the motel and add retail space. Chairman Fullmer stated his opposition to proceeding in piecemeal fashion on the parcel; it should be developed as one whole project. Mr. Peck advised to wait and see what they apply for. Mr. Krautstrunk stated the area is zoned B-2; theoretically they could build whatever they choose without coming before the PC/ZBA. They only require the variance for the drive-thru. Board members are opposed to allowing prime retail space to be converted to the service sector; it doesn’t make economic sense to allow such conversions.
There being no further business to discuss, Mr. Lube moved, seconded by Mr. Moss, to adjourn the meeting. Motion carried by unanimous voice vote.
Chairman Fullmer declared the meeting adjourned at 9:25 p.m.
RICHARD FULLMER, JR., CHAIRMAN