PLAN COMMISSION/ZONING BOARD
CITY OF COUNTRYSIDE
JANUARY 4, 2005 AT 7:30 P.M.
ROLL CALL MEMBERS: CHAIRMAN RICHARD FULLMER, JR. MS. TINA GROTZKE, MR. STEVEN JASINSKI, MR. ROBERT LUBE, MR. DANIEL MOSS, MRS. CYNTHIA SCHULZ, MR.
FRANK THULLEN, MR. RICHARD TOTH, MR. EDWARD ZIEMBA
APPROVAL OF MINUTES – NOVEMBER 16, 2004
1. TO CONSIDER A VARIANCE TO SECTION 10 5C-6 A&D, CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE TO CONSTRUCT A 4 BEDROOM 2 STORY 2744 SQUARE FOOT RESIDENCE AT A HEIGHT OF 35 FEET AT 5322 S. MADISON AVE, FOR LISA & PAT CALLAHAN.
2. TO CONSIDER A VARIANCE OF SECTION 10-5F-6B, CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE IN ORDER TO BUILD A RESIDENCE WITH A SIDEYARD OF TEN (10) FEET IN PLACE OF THE REQUIRED FIFTEEN (15) FOOT REQUIREMENT AT 10311 W. 5TH AVE CUTOFF, FOR MARCO & ESPERANZA GUITRON.
3. TO CONSIDER A VARIANCE OF SECTION 8-5-9B HEIGHT AND SURFACE AREA, CHAPTER 5 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE IN ORDER TO CONSTRUCT A NEW SIGN EIGHT (8) FOOT WIDE X TWENTY-NINE (29) FEET HIGH IN PLACE OF THE CURRENT BRAND SIGN AT 9960 JOLIET RD, FOR CHERYL W. NELSON/ CONTINENTAL AUTO DBA.
4. TO CONSIDER A SPECIAL USE PERMIT OF SECTION 10-6C-2, CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE IN ORDER TO OPERATE AN EQUIPMENT RENTAL FACILITY AT 6260 JOLIET RD, FOR JONES, FALCON & KENNEY, LTD./SUNBELT RENTALS.
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, JANUARY 4, 2005
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, Mr. Daniel Moss, Mr. Steven Jasinski, Ms. Cynthia Schulz, Ms. Tina Grotzke, Mr. Richard Toth, Mr. Frank Thullen
ALSO PRESENT: Mayor LeGant, Ald. Conrad, Ald. Michalczyk, Ald. Straza, Bldg. Comm. Krautstrunk, CDO Muenzer, Attorney Erik Peck, Ald. Fajdich
APPROVAL OF MINUTES
The first order of business was approval of the minutes of the Regular Meeting of November 16, 2004.Mr. Toth moved to approve the minutes as presented, seconded by Mr. Jasinski and carried by unanimous voice vote.
Chairman Fullmer read the Notice of Public Hearing to consider a variance to Section 10 5C-6 A&D, Chapter 10 of the Municipal Code to construct a four-bedroom, two-story residence totaling 2,744 square feet at a height of 35 feet at 5322 S. Madison Avenue. Applicants are Lisa and Pat Callahan, 5315 S. Ashland Avenue, Countryside, IL. Both parties were sworn in by Chairman Fullmer. He noted that the allowable square footage for the size of the lot is 1,845.
Lisa Callahan presented photos and drawings of the proposed residence. She also provided a Plat of Survey showing the proposed house on the lot; dimensions are 35 feet wide and 42 feet long; those dimensions are allowed under current zoning. That equals 24% coverage on the lot. Currently there is a 1å_-story house on that lot which is 34.25 feet wide but only 24 feet long; that is shown in the second Plat of Survey provided. The Callahans are seven-year residents of Countryside; their current house is inadequate; they need additional living space. Research indicates that new homes built in the area are all over 2,200 square feet and have four bedrooms. To build a new house of only 1,845 square feet is not economically feasible. Mr. Callahan stated that it is important that they remain in the area; he is involved in athletic programs at St. Cletus where his children attend school. He is a member of the school board. They need four bedrooms on a second floor; the median new home size is 2,200 square feet; they are seeking to remain in that range.
Chairman Fullmer read the definition of hardships as listed. He stated that the proposed house is too large for the small lot in question. Mr. Lube also called attention to the 35-foot height request. City Code allows for a 30-foot roof height. Julie Heflin, 5339 S. Spring lives in a new house built last November. She stated there is too much wasted attic space used for storage that could have been built into a bedroom. Additional comments from neighbors indicated that the proposed house is too large for that small lot. Chairman Fullmer stated that the Board can vote on what is presented tonight, or continue the meeting so that the architect can design a house that complies with City Code. Attorney Peck stated that petitioners have requested a continuance to present plans for a 2,250 square foot house. Motion of Mr. Jasinski to continue the hearing, seconded by Mr. Moss and carried by Roll Call vote – 7/2. This matter will be continued to the meeting of February 1, 2005.
Chairman Fullmer read the Notice of Public Hearing to consider a variance of Section 10-5F-6B, Chapter 10 of the Municipal Code to build a residence with a side yard of 10 feet in place of the 15-foot requirement at 10311 W. 5th Avenue Cutoff. The Petitioners are Marco & Esperanza Guitron, 7701 W. 25th Place, Lyons, IL 60534. Petitioners were sworn in by Chairman Fullmer. Mrs. Guitron stated that they were unaware of the zoning change from R-1 to R-7 prior to the time the application was submitted. They purchased the lot when it was unincorporated Cook County. The architect made plans per the R-1 designation. Everything else is in order; the only problem is the five-foot difference. Mr. Peck stated that the recommendation is to approve the variance to permit side yards of ten feet rather than the required 15 feet, on property commonly known as 10311 W. 5th Avenue Cutoff. Mr. Moss moved to accept the variance for both side yards as presented, seconded by Mr. Ziemba, and carried unanimously by Roll Call vote. The evidentiary Site Plan will be marked as Petitioner’s Exhibit A.
Chairman Fullmer read the Notice of Public Hearing to consider a variance of Section 8-5-9B, height and surface area, Chapter 5 of the Municipal Code, to construct a new sign eight feet wide and 29 feet high in place of the current brand sign at 9960 Joliet Road, commonly known as Continental Auto/dba Continental Toyota. Owner is Cheryl W. Nelson, 63 Bassford Ave., LaGrange, IL 60525. Mr. Herman Weinberger and Ms. Nelson were sworn in by Chairman Fullmer and testified as follows: Mr. Weinberger stated that the new car line of Toyota called Scion, requires a new sign. He presented photos of the new sign. The old sign was 24 feet wide by six feet high; the new sign is only eight feet wide. This is a smaller sign, less total square footage. The reason for the height request is due to heavy truck traffic on Joliet Road; the sign is also blocked by the White Castle sign. They need the visibility along Joliet Road. In Hodgkins the Chevy sign is 30 feet high as is the Cadillac sign. This situation is unique and requires a taller sign for better visibility and exposure.
Don Gross with Midwest Sign stated that the existing sign is over 160 square feet because of the way it is stacked. The new sign illumination is only 39 square feet and is one-third of the actual illumination. Ald. Conrad and Straza see no problem with the request and believe it should be approved. Mr. Peck entered into evidence Petitioner’s Exhibits A and B — two documents showing the proposed sign as well as the existing sign. The recommendation is to permit construction of a free-standing sign at a height of 29 feet, which is higher than the permitted 20 feet, on property commonly known as 9960 Joliet Road, all in substantial conformity with Petitioner’s Exhibits A and B. Ms. Schulz moved to approve the new sign as presented, seconded by Ms. Grotzke. Motion carried by unanimous Roll Call vote.
A five-minute recess was called after which time the following proceedings took place.
Chairman Fullmer read the Notice of Public Hearing to consider a special use permit of Section 10-6C-2, Chapter 10 of the Municipal Code to operate an equipment rental facility on property commonly known as 6260 Joliet Road. Petitioners are Jones, Falcon & Kenney, Ltd. 5 S. 8th Ave. LaGrange, IL 60525. Applicant is John M. Kenney. Petitioners were sworn in by Chairman Fullmer and testified as follows: Herman Weinberger, Tom Heuer, engineer, Mr. Mario Melone, CBRE Commercial Brokerage and Mr. Brad Muhr with Sunbelt Rentals are also present. Mr. Kenney provided background information on Sunbelt Rentals stating that is a nationwide company headquartered in Charlotte, North Carolina. They have 190 facilities throughout the U.S. and are attempting to establish a larger presence in the Chicagoland area. The nearest facilities are located in Mount Prospect and Joliet. The property in question has been vacant for over one year. They seek a special use in this B-3 district. Mr. Kenney addressed the six items essential for granting a special use. Mr. Heuer will address the physical aspects as needed. He asked Mr. Weinberger to address the board as to the nature of this property and why equipment rental is a proper use.
Mr. Weinberger stated that the unique configuration of the building makes it difficult to lease; it has been on the market since August 2003. Rental usage seems to fit the needs. He provided photographs of some facilities in Florida; there is uniformity in their approach to renting; all units are itemized; they will not rent track equipment or excavating equipment. They are a non-heavy equipment company. The location fits their needs and he would like to rent it to them. Mr. Kenney stated they would use the existing monument signs. All areas are paved except for a section on the northwest corner involved in a setback. Hours of operation are Mon-Fri. 7 am to 5pm; Saturdays from 7-8 am depending on market demands. There will be some retail sales of ancillary items such as safety goggles, blades, gloves; etc. Rental of aerial lifts is approximately 25% of their business. Deliveries occur throughout the day.
Robert Walters owns the commercial building at 6335 Joliet Road. He is concerned with the nearby apartment buildings across the street and to the west; no residents are present tonight. The company may engage in noisy activities at hours when they are not open for business. How early will they be operating equipment? For residents living on Joliet Road how much increase in heavy traffic will this business attract; hours of operation on Saturday and Sunday were not given. Apartment dwellers will be affected on weekends. Semi trailers and flat bed trailer traffic will increase. Mr. Kenney stated they would be closed on Sundays so there will be no activity of any kind. The business will be open very few hours on Saturday; fumes will be minor compared to the normal exhaust of vehicles driving on Joliet Road. This site is ideal and there will be minimal impact on adjoining tenants; any occasional noise will be muffled or overwhelmed by the already existing street noise. They plan to be a responsible corporate neighbor.
Alderman Conrad suggested including in their proposal some incentive for the City, such as an additional rental tax per unit above and beyond the sales tax. It is increasingly difficult to get sales tax to keep this City running. Board members agreed. Mr. Muenzer stated that is a very good point. Countryside would not receive its share of sales tax from these items. The community could realize some revenue as a result of this suggestion. The hotel/motel tax is an example of revenue generation for the City. In their business practice rental charges are typically either 7 days to 30 days; 20-50 tickets per day is a good range for running numbers. Mr. Kenney does not have the authority to agree to the tax revenue issue at this time. Mr. Peck stated that what is before the Board is the special use question; the tax situation should be worked out at the City Council level. Petitioners are amenable to include landscaping as discussed.
Mr. Peck stated that the recommendation would be to allow the special use to permit an equipment rental firm on the property commonly known as 6260 Joliet Road with two provisions: 1, that petitioners discuss the possibility of an agreeable use tax on the rental of equipment; and 2, no machinery or booms extend higher than 20 feet while in a storage position. Ms. Grotzke moved to approve the special use seconded by Mr. Jasinski and carried by Roll Call vote – 8/1.
There being no further business to discuss, motion and second from the floor to adjourn the meeting. Motion carried by unanimous voice vote. Chairman Fullmer declared the meeting adjourned at 10:40 p.m.
RICHARD FULLMER, JR., CHAIRMAN