PLAN COMMISSION/ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
MARCH 1, 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, MS. CYNTHIA SCHULZ, MR. FRANK THULLEN, MR. RICHARD TOTH, MR. EDWARD ZIEMBA
APPROVAL OF MINUTES – FEBRUARY 1, 2005
1. CONTINUANCE FROM THE FEBRUARY 1, 2005 HEARING TO RELOCATE SIGN FROM THE MIDDLE OF THE USED CAR LOT AS POSITIONED IN 1964 TO THE LAGRANGE ROAD SIDE OF THE PROPERTY, APPROXIMATELY 10-15 FT., REDUCING THE SIGN TO MEET ALL CITY ORDINANCES. ALSO ALLOW FOR NEW FOUNDATIONS AND NEW WIRING TO MEET ALL CURRENT CITY CODES AT THE PROPERTY COMMONLY KNOWN AS 6200 S. LAGRANGE RD., THE NAME OF THE APPLICANT IS SALVATORE QUATROCHI OF WESTFIELD FORD (BRIGHT LIGHT SIGN CO.)
2. CONSIDER A REZONING OF 9521 (9511) WEST 56TH STREET FROM THE CURRENT R-3 ONE FAMILY RESIDENTIAL DISTRICT TO R-4 TWO FAMILY RESIDENTIAL AS ALLOWED BY SECTION 10-12-9 OF THE MUNICIPAL CODE OF COUNTRYSIDE IN ORDER TO BUILD AN ADDITION ON THE PROPERTY COMMONLY KNOWN AS 9521(9511) W. 56TH STREET, THE NAME OF THE APPLICANT IS ALBERT DOSTAL.
3. CONSIDER A VARIANCE OF SECTION 10-10-4A OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE, IN ORDER TO INSTALL A BULK NITROGEN STORAGE TANK IN THE SOUTHEAST CORNER OF THE PARKING LOT, ELIMINATING 2 PARKING SPACES REQUIRED BY ORDINANCE AT THE PROPERTY COMMONLY KNOWN AS 5401 S. DANSHER RD., THE NAME OF THE APPLICANT IS ROBERT KELM OF CARROLL SCIENTIFIC INC.
4. A SPECIAL USE OF SECTION 10-6A-2, OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE, IN ORDER TO CONSTRUCT AN ADDITIONAL SELF STORAGE STRUCTURE ON AN EXISTING SELF STORAGE FACILITY IN A SPECIAL USE B-1 ZONE AT THE PROPERTY COMMONLY KNOWN AS 9711 W. 55TH STREET, THE APPLICANT IS DONALD W. MURNEY OF STORAGE TODAY.
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, MARCH 1, 2005
Chairman Fullmer called the meeting to order at 7:30 p.m. Acting Secretary Thullencalled the Roll; the following members were present:
PRESENT: Acting Chairman Daniel Moss, Mr. Edward Ziemba, Mr. Steven Jasinski, Mr. Frank Thullen, Ms. Cynthia Schulz
ABSENT: Ms. Tina Grotzke, Mr. Richard Toth, Mr. Robert Lube, Chairman Richard Fullmer, Jr.
ALSO PRESENT: Mayor LeGant, Ald. Smetana, Ald. Michalczyk, Ald. Straza, Bldg. Comm. Krautstrunk, CDO Muenzer, Attorney Erik Peck
APPROVAL OF MINUTES
The first order of business was approval of the minutes of February 1, 2005. Mr. Ziemba moved, seconded by Mr. Jasinski, to approve the minutes as presented. Motion carried by unanimous voice vote.
Acting Chairman Moss read the Notice of Public Hearing continuing this matter from the February 1, 2005 hearing to relocate a sign from the middle of the used car lot as positioned in 1964 to the LaGrange Road side of the property, approximately 10-15 feet, reducing the sign to meet all City ordinances and also allow for new foundations and new wiring to meet all current City codes on the property commonly known as 6200 S. LaGrange Road. The name of the applicant is Salvatore Quatrochi of Westfield Ford.
Mr. Bill Holly of Bright Light Sign Company was sworn in and testified as follows: They would like to move the sign to a more appropriate location along LaGrange Road whichwould better serve the dealership. He provided photographs of the new sign, which will incorporate the Ford oval logo. The new sign height will be 20 feet high and be 100 square feet; the old sign was 165 square feet. The sign is currently about 80 feet from either Joliet Road or LaGrange Road and will be moved closer to LaGrange Road.
Attorney Peck stated that Petitioner’s Exhibit A includes Westfield Ford’s elevation photos of the current sign and photos of the proposed sign. Petitioner’s Exhibit B is a survey from Westfield Ford showing the proposed location for the sign. The recommendation would be to approve a variance to permit construction of a second free-standing sign in a new location on LaGrange Road on property commonly known as 6200 S. LaGrange Road in substantial compliance with Petitioner’s Exhibits A and B. Mr. Ziemba moved, seconded by Mr. Jasinski to approve the variance; motion carried by unanimous Roll Call vote. This matter will come before the City Council on March 23, 2005.
Acting Chairman Moss read the Notice of Public Hearing to consider a rezoning of 9521 W. 56th St. from the current R-3 one-family residential district to R-4 two-family residential, as allowed by Section 10-12-9 of the Municipal Code in order to build an addition on the property commonly known as 9521 W. 56th St. The name of the applicant is Albert Dostal; appearing tonight is his wife, Rosemary Dostal. She was sworn in and testified as follows: Mrs. Dostal stated she would like to add afamily room to the house. She was advised that the property must be rezoned to multifamily status. That is the reason for her appearance tonight, to seek rezoning and approve the addition. The house was built over 30 years ago; the property is situated adjacent to a multifamily unit at present. She would like to add the family room from the kitchen to the back; the family is growing and they need more room. Her family lives in the house and her sister-in-law lives in the front; no rent is collected. There are private entrances for the front of the house (two bedrooms) andprivate entrances for the back; if sold, the property would remain single family. Both residences are separated by a fire wall.
Mr. Muenzer recommended denial of the rezoning, based in part on the Comprehensive Plan. Mrs. Dostal is not seeking rezoning, merely an addition of 20×25 feet. She asked for suggestions from the Board. Mr. Krautstrunk stated this is a duplex with separate kitchens, bathrooms and bedrooms; it is a non-conforming use at present. City ordinance specifically states that no additions can be made to a non-conforming use except for maintenance or repair. Mrs. Dostal stated that her husband built the house and they are the only owners. Mr. Peck stated this is a pre-existing nonconforming use; continued use is delineated in the Code provided there is no physical change other than necessary maintenance and repair. Mr. Ziemba moved, seconded by Mr. Jasinski to deny the rezoning of 9521 W. 56th St.from its current R-3 one-family residence to R-4 two-family residential district, carried by unanimous Roll Call vote. This matter will come before the City Council at its Regular Meeting on March 23, 2005.
Acting Chairman Moss read the Notice of Public Hearing to consider a variance of Section 10-104-A of the Municipal Code in order to install a bulk nitrogen storage tank in the southeast corner of the parking lot, eliminating two parking spaces required by ordinance at the property commonly known as 5401 S. Dansher Road; name of the applicant is Robert Kelm of Carroll Scientific, Inc. Douglas Foote and Robert Kelm were sworn in and testified as follows:Mr. Kelm stated thatthe company wishes to erect a nitrogen storage tank on a concrete pad close to the building in the SE corner of the parking lot thereby eliminating two parking spaces. The tankwill be surrounded by a chain link fence. The current parking lot has 47 parking spaces; they only use 15-20 parking spaces during the day shift. On the off shifts only 6 parking spaces are used.
The project paperwork, on page 5, includes a photo of a typical installation — a tank about 15 feet tall on a concrete pad. The tank is actually leased by the company. Nitrogen gas is inert; it is not explosive or oxidizing. Safety features, including pipes, are built into the project.
Mr. Peck stated that Petitioner’s Exhibit A is the Plat of Survey with a hand-drawn location of where the tank will be located, as well as Petitioner’s Exhibit B, which is an example of the storage tank that will be put on the site. Mr. Ziemba moved, seconded by Mr. Jasinski to permit the elimination of two required parking spaces forthe construction and placement of a bulk type nitrogen storage tank on the property commonly known as5401 S. Dansher in substantial compliance with Petitioner’s Exhibits A and B. Motion carried by unanimous Roll Call vote. This recommendation will come before the City Council on March 23, 2005.
Acting Chairman Moss read the Notice of Public Hearing to consider a special use of Section 10-6A-2 of the Municipal Code in order to construct an additional self storage structure within an existing self storage facility in a special use B-1 zone at property commonly known as 9711 W. 55th St. The applicant is Donald W. Murney of Storage Today. Mr. Mitchell Smith of C.E. Design and Ms. Robin Halderman were sworn in and testified as follows:Mr. Smith stated that they seek to demolish an adjacent existing house and add a 12,200 square foot storage building to the storage complex that is already in existence. This requires a special use in a commercial district. The Storage Mart complex was sold and the name will be changed to Storage Today. They are seeking to increase storage for commercial and residential customers and plan to expand the facility by 33 units — all indoors. Ald. Smetana noted that there has never been a complaint against this facility. Mr. Muenzer stated that the only concern is a lack of landscaping, which he addressed with Mr. Murney, who agreed to provide additional landscaping. Mr. Muenzer recommended that approval be made contingent upon additional landscaping. The other problem is the U-Haul Trucks parked in the front. Ms. Halderman stated that they are a dealership for U-Haul but they will limit parking to the inventory in front; everything else will be stored in back. They will keep 3-4 trucks in front and one employee car parked in front, the rest in back.
Resident Agilia Bernardo lives directly behind the facility on 56th St. She complained about the inferior condition of the wood fence. They are also opposed to another structure. They have never made any complaint until tonight. Applicants provided photos of the proposed building. Ms. Bernardo stated that her property is over 300 feet deep and will be directly behind the proposed facility. Mr. Peck recommended that the new fence be extended to the full length of their property, on the back and the side; that the fence be the same elevation and all matching. The north/south fence should be raised up to meet the east/west fence at the back of this property; all fencing to be uniform in height. She asked for a sign to be posted on the fence prohibiting dumping of trash in the rear.
Attorney Peck has three documents marked as Petitioner’s Exhibits A, B and C, which are,respectively, the Storage Today Site Plan, Storage Today Utility Plan and Storage Today Elevation and Floor Plans. The recommendationis to approve a special use for the construction of a self storage facility on the property commonly known as 9711 W. 55th St. in substantial compliance with Petitioner’s Exhibits A, B and C, subject to two contingencies:one, that the City receive and accept a landscape plan for both storage facilities; and 2, that Petitioners install the new fence running the entire length of the south side of the property that is of the same size and construction as the existing ten foot fence on the south side of the current building, from south corner line to south corner line. Mr. Jasinski moved to approve the above language, seconded by Mr. Ziemba and carried by unanimous Roll Call vote. This matter will be heard by the City Council at its next meeting on March 23, 2005.
There being no further business to discuss,Mr. Ziemba moved to adjourn the meeting, seconded by Mr. Jasinski and carried by unanimous voice vote.
Acting Chairman Moss declared the meeting adjourned at 8:45 p.m.
RICHARD FULLMER, JR. CHAIRMAN
By: Daniel Moss, Acting Chairman