PLAN COMMISSION/ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
DECEMBER 2, 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: NOVEMBER 4, 2003.
1. CONTINUATION – CONSIDERATION FOR A SUBDIVISION AS ALLOWED BY SECTION 9-2-3, CHAPTER 9 OF THE MUNICIPAL CODE OF COUNTRYSIDE IN ORDER TO SUBDIVIDE LOT 12 IN VAIL’S SUBDIVISION INTO 16 SINGLE FAMILY LOTS ON PROPERTY COMMONLY KNOWN AS 9709 56TH STREET, COUNTRYSIDE, ILLINOIS. THE APPLICANTS ARE ALLEN SNYDER & JACK SKRINE, 6420 W. CERMAK ROAD, BERWYN, IL 60402.
2. CONTINUATION – CONSIDERATION FOR A SPECIAL USE OF SECTION 10-6A-2, IN ORDER TO OPERATE THE FOLLOWING :
A) ROUTE 66 CLASSIC AND LUXURY CARS RETAIL SALES.
B) MIDWEST DIE CAST AND SPORTS MEMORABILIA SALES.
C) I DETAIL.
THE PROPERTY IS COMMONLY KNOWN AS 6420 JOLIET ROAD, COUNTRYSIDE, IL 60525 AND THE NAME OF THE APPLICANT IS JOHN PLZAK, 11320 ARROWHEAD TRAIL, INDIAN HEAD PARK, IL 60525.
3. CONSIDERATION FOR A VARIANCE TO SECTION 6A-4-A, CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE IN ORDER TO DEMOLISH AN EXISTING ARBY’S RESTAURANT AND REBUILD USING CURRENT DESIGN FOR AN ARBY’S RESTAURANT ASKING FOR AN ELEVEN (11′) FOOT GREENBELT SETBACK VARIANCE IN PLACE OF THE TWENTY-FIVE (25′) FOOT GREENBELT. THE PROPERTY IS COMMONLY KNOWN AS 5656 S. LA GRANGE ROAD, COUNTRYSIDE, ILLINOIS. THE NAME OF THE APPLICANT IS BRANDON CASEY, C/O LUNAN CORPORATION, 7451 S. WOODWARD AVENUE, SUITE 9, WOODRIDGE, IL 60517.
4. 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 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.
5. CONSIDERATION TO REVIEW THE CITY’S CURRENT RESIDENTIAL ZONING CLASSIFICATIONS TO CREATE A NEW RURAL RESIDENTIAL ZONING CLASSIFICATION TO ACCOMMODATE RECENTLY ANNEXED RESIDENTIAL LOTS IN WARD 2.
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, DECEMBER 2, 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. Fred Fahey
ABSENT:Mr. Edward Ziemba, Mr. Daniel Moss
ALSO PRESENT: Mayor LeGant, Ald. Fajdich, Ald. Krzeminski, Ald. Conrad, Ald. Michalczyk, Ald. Straza, Ald. Smetana, CityAdministrator Bailey, City Engineer Fitzgerald, Bldg. Comm. Krautstrunk, City Attorney Erik Peck
APPROVAL OF MINUTES
The first order of business was approval of the Minutes of November 4, 2003. Mr. Fahey moved, seconded by Mr. Jasinski, to approve the minutes as presented. Motion carried by unanimous voice vote.
Chairman Fullmer read the Notice of Public Hearing to continue consideration of a subdivision as allowed by Section 9-2-3, Chapter 9 of the Municipal Code in order to subdivide Lot 12 in Vail’s Subdivision into 16 single family lots 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. The meeting last month was continued pending review by the City Engineer.
Mr. Fitzgerald, City Engineer, stated that his primary focus was on the drainage issue. The applicants have revised their preliminary plat to provide retention for storm water in the two green shaded areas shown on the drawings. Although no calculations have been reviewed to date, Mr. Fitzgerald believes that the preliminary presentation does meet the City’s storm water retention ordinance. Chairman Fullmer called attention to the continuous flooding of 56th St. near 9th Avenue after storms. The engineer stated that may be a separate problem involving possible blockage or a possible capacity issue; it should be investigated independently. Plans have been revised to include drainage and sewers in the cul de sac to drain runoff water to the west. No specific water routes have been determined as yet. Chairman Fullmer asked whether the water retention plan for a development of this size can be safely accomplished; Mr. Fitzgerald replied that it can when designed properly.
Chairman Fullmer entertained questions from the audience regarding drainage and sewer capacity. Don Carlson, 9716 57th St., asked whether downspouts, driveways and public sidewalks have been taken into consideration; Mr. Fitzgerald stated that calculations reflect the entire area, including improvements. Maintenance responsibility for the retention pond has not been discussed. Retention ponds are too close to houses leaving no space for sheds or recreation. Wayne Rediehs, engineer, stated that the water would be 2-3 feet deep for a short period of time; once it goes through the restrictive process of release into the storm sewer, it could be gone in a matter of hours. George Cotsworth, 5808 Rhodes Avenue, Countryside stated that double driveways are not conducive to water runoff. Gutter downspouts come out in the front or the back; in winter the water freezes on the lawns and driveways. Residents stated that there are too many questions with no answers. Other residents applauded the entire project and believe it is a great asset to the community.
Bill Roddy, 5625 9th Ave., has many concerns about the entire project; too many homes are being crowded into this space. The cul de sac points right at his driveway; traffic congestion, water runoff, the effect of this project on the school system with potential overcrowding of classrooms are troublesome issues. Chairman Fullmer stated that lot size is 7,500 square feet; the area is zoned R-3.
Ald. Krzeminski suggested that underground water retention be considered- use oversize pipes under the street and put retention below the cul de sac with a restrictor. It would be cost-effective to the developer to do that. Mr. Fitzgerald stated that solution is perfectly acceptable; but it would have to go back to the developer. Mr. Snyder stated that they are meeting all requirements at present; they would do whatever is best for the project and for the community. Residents stated they would like answers to the questions discussed in both meetings. The property in question is in a trust; commercial financing is contemplated. Chairman Fullmer stated that tonight’s vote is strictly a preliminary approval / disapproval of the project; no specific engineering has been worked out. Engineering fees to the developer are substantial; they will not go forward unless preliminary approval is given by the City.
Mr. Peck stated that the first step in this process is preliminary approval by the PC/ZBA, stating that the concept is acceptable. Developers must come before this Board with a Final Plat of Subdivision, which will have all drainage calculations and specifications; that Final Plat must be approved by the engineer. If the final plat is approved by the City Council, that document is recorded with the Cook County Recorder of Deeds. That document is binding on the developer; they must comply with the Final Plat of Subdivision.
Tony Nova, 9710 W. 56 St. is concerned with water backing up his driveway and possibly entering his home. That will be addressed in the Final Plat as well. Mr. Jasinski moved, seconded by Mr. Lube, to grant preliminary approval to the project, per drawings submitted as Exhibit A, contingent upon developing a plan that shows water from the cul de sac running to the west. Motion carried by Roll Call vote – 4/1/2 – Fullmer opposed the motion.
Mr. Peck stated that the parties must come before this Board with a Final Plat of Subdivision, which must then be approved by the city engineer. Chairman Fullmer asked that the developers seriously consider underground water retention due to the inherent safety issue noted with above-ground plans.
Chairman Fullmer read the Notice of Public Hearing to continue consideration for a special use of Section 10-6A-2, in order to operate three separate businesses: A) Route 66 Classic and Luxury Car retail sales; B) Midwest Diecast and Sports Memorabilia Sales; C) I Detail. The property is commonly known as 6420 Joliet Road, Countryside, IL. The Applicant is John Plzak, 11320 Arrowhead Trail, Indian Head Park, IL 60525.
Attorney Peck has researched the definitions of Classic and Luxury Cars. He read aloud the definition of a Classic Vehicle as “any vehicle 25 years or older, or if less than 25 years old, then of limited production or out of production. Any other vehicle commonly referred to as a classic vehicle by the automotive industry. Each vehicle shall be in mint condition and mechanical operating order. The definition of a Luxury Car as any vehicle with a fair market value of not less than $20,000 and of the following makes: Mercedes Benz, Jaguar, BMW, Audi, Saab, Lincoln Continental, Lexus, Ferrari, Cadillac, Porsche, Infiniti, Hummer, Range Rover, Thunderbird, Corvette, Rolls Royce, Aston Martin, Bentley, Viper, Lamborghini, Acura, Mazerati and Volvo. Any other vehicle commonly referred to as a luxury vehicle by the automotive industry. Each vehicle shall be in mint condition and mechanical operating order. The bottom line is does the Board wish to permit a large-scale luxury /classic used-car facility to inhabit Joliet Road. Their representation is that this will be a quality operation and not an ordinary used car lot. Being a special use, the Board does have some control over the operation. Mr. Plzak reiterated that he deals with the high-end luxury and classic collectibles which will bring added business to the area and at restaurants along Joliet Road; they will capitalize on the Route 66 theme as well. Most cars will be kept indoors. The luxury cars will be from 1-4 years old. No trade-ins are accepted. He asked Board members to visit their store; they run a very high-class operation which will draw people into Countryside.
Residents asked about the possibility of a food establishment along with the car dealership. Mr. Plzak stated that that may be a long-term business plan. In connection with the Route 66 theme, they envision a Route 66 Diner or Drive-In — nothing large-scale. Other residents stated that these cars are similar to the ones shown at Oak Brook – they would be a nice addition to Countryside. John Vondrasek of Lorraine Drive asked about revenue generated for the City. Mr. Plzak replied $5-8 million per year. This would fill the gap from other lost businesses. Ald. Conrad asked why a high-end new car dealership cannot be found to occupy the premises. Mr. Plzak stated that there are only three dealers in the Chicagoland area – Downers Grove, Westmont and Downtown. Mr. Plzak had classic cars; he added luxury cars to increase revenue sales. This industry has grown tremendously in the last two years. Ald. Conrad is concerned about the present new car dealerships in the City. He fears the loss of other dealerships if the market is open to used cars. He believes in showing loyalty to the existing merchants. Mr. Plzak stated that his product is not available at other dealerships. Ald. Conrad noted that is not a fair statement because high-end cars /sports cars are available in those dealerships. Ald. Smetana does not agree with the loyalty issue. He believes this unique business would be an asset and draw more people to the City.
Dennis Zanicka, 6600 Stallford Road stated that Continental Motors tried doing the same thing and failed. Why should this business succeed where they failed. The market was not there at that time. Mr. Plzak has other businesses along with the car dealership. Business hours are from 10 a.m. to 8 p.m. They will do no repair work, only detailing. The store will be open on Sundays only during the holiday season. Market conditions for these vehicles have improved greatly today.
Mr. Jasinski asked about the breakdown between classic and luxury cars. Mr. Plzak stated they will possibly have 30-40 cars inside and 30-40 cars outside. Mention was made of the many antique car shows in the vicinity and the popularity of these shows. Other residents stated that they like the concept and urged Board members to give the business a chance. Residents asked about the monitoring process; that is for the city to determine. Mr. Peck advised residents to call their aldermen if they perceive a problem. Does the City wish to permit a used car dealership under these guidelines. Chairman Fullmer noted that Mr. Muenzer is in Springfield today promoting Route 66; this is a special use and is worth a try. Board members reviewed the above definitions. Mr. Peck stated that the motion would be to grant a special use to John Plzak to operate a classic and luxury used-car dealership underthe definitions stated above on the property commonly known as 6420 Joliet Road. Chairman Fullmer moved, seconded by Ms. Schulz, to grant the special use to John Plzak under the guidelines stated above. Motion carried by Roll Call vote – 5/0/2.
Chairman Fullmer asked Mr. Bailey to present the recommendation to the City Council at its next meeting on December 10, 2003.
Chairman Fullmer read the Notice of Public Hearing to consider a variance to Section 6A-4A, Chapter 10 of the Municipal Code in order to demolish an existing Arby’s Restaurant and rebuild using current design for an Arby’s Restaurant asking for an 11-foot greenbelt setback variance in place of the 25-foot greenbelt. The property is commonly known as 5656 S. LaGrange Road, Countryside, IL. The Applicant is Brandon Casey, c/o Lunan Corporation, 7451 S. Woodward Ave, Suite 9, Woodridge, IL 60517. Mr. Casey was sworn in by Chairman Fullmer and testified as follows:
Mr. Casey stated that Arby’s has been operating in their current location for the past 33 years; they operate 60 other facilities in the Chicagoland area. This particular facility is outdated making it difficult to compete in today’s market. They did do some upgrading in 1992-93 but could not complete renovations due to the building design not being current. They added a Vittle-veyor, which is not a conventional drive-thru and does not allow for face-to- face interaction between the server and the customer. The bathrooms are located outside of the building. These problems are an inconvenience to customers and staff alike.
After speaking to Mr. Muenzer and Mr. Krautstrunk, Arby’s current building design has been downsized 3 å_ feet from the original plan. As a result, they are seeking a 14 å_ foot setback to accommodate the downsized building. They were able to downsize the service counter /preparation area and the front of the store; commercial cooking equipment does not lend itself to downsizing. They will provide a new building with current exterior and interior design, complemented with an appropriate landscape plan which will create a pleasant environment for patrons, have curbside appeal and be an positive addition to the community. Construction is anticipated to take 3-4 months.
Mr. Peck stated for the record that the document entitled Concept for Revised Arby’s Restaurant at 5656 S. LaGrange Road, drawn by Intech Consultants, Inc., is entered as Petitioner’s Exhibit A. The recommendation would be to approve a variance to Lunan Corporation for the construction of a new Arby’s Restaurant with a 14.5-foot greenbelt instead of the required 25-foot greenbelt upon the property commonly known as 5656 South LaGrange Road, all in substantial compliance with Petitioner’s Exhibit A. Chairman Fullmer moved, seconded by Secretary Lube, to approve the request. Motion carried by Roll Call vote – 5/0/2.
Mr. Bailey stated that this matter will be put on the City Council Agenda for the December 10, 2003 meeting.
Regarding the Sign Ordinance questions, Mr. Fitzgerald was asked to review the 30 candle-foot power issue. He stated that there are many technical differences between horizontal and vertical illumination that should be addressed. Chairman Fullmer asked Mr. Fitzgerald to communicate with Mr. Peck and send a memorandum to the Board. Chairman Fullmer asked Board members to pay particular attention to electronic signs in the community as they are driving in the area and to bring ideas or concerns to the next meeting.
There being no further business to discuss, Ms. Schulz moved, seconded by Mr. Fahey, to adjourn the meeting. Motion carried by unanimous voice vote.
Chairman Fullmer declared the meeting adjourned at 9:30 p.m.