PLAN COMMISSION – ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
March 1, 2011 – 7:30 P.M.
ROLL CALL MEMBERS: MR. RICHARD FULLMER, JR. (CHAIRMAN), MS. TINA GROTZKE, MR. ROBERT LUBE, MR. DANIEL MOSS, MR. RICHARD TOTH, MR. CHARLES STOUB, MR. CRECENCIO GONZALEZ, MR. JIM JASINSKI, MR. MARK BENSON
APPROVAL OF MINUTES:
February 7, 2011
PUBLIC HEARING 1: Public hearing notice for the 6420 Joliet Road application was published on February 10, 2011 in The Doings Newspaper.
CONSIDERATION OF TWO SPECIAL USE REQUESTS TO PERMIT AN AUTOMOBILE PARTS AND OR ACCESSORY STORE AND TO PERMIT OUTDOOR SALES TO PORTIONS OF THE CITY OF COUNTRYSIDE, IL MUNICIPAL CODE (ZONING ORDINANCE):
TO CONSIDER A SPECIAL USE TO SECTION 10-6A-2 (SPECIAL USES), TITLE 10, CHAPTER 6 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT AN AUTOMOBILE PARTS AND OR ACCESSORY STORE;
TO CONSIDER A SPECIAL USE TO SECTION 10-6A-2 (SPECIAL USES), TITLE 10, CHAPTER 6 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT OUTDOOR SALES OF MERCHANDISE FOR AN AUTOMOBILE PARTS AND OR ACCESSORY STORE;
THE APPLICANT IS MR. SAM HALEEM, BUSINESS OWNER, AT THE REAL ESTATE COMMONLY KNOWN AS 6420 JOLIET ROAD, COUNTRYSIDE, IL 60525.
PUBLIC HEARING 2: Public hearing notice for the Taco Bell Planned Unit Development application was published on December 17, 2010 in The Doings Newspaper.
RECONSIDERATION OF THE PLANNED UNIT DEVELOPMENT (PUD) REQUEST OF THE SHAMROCK TACO BELL CORPORATION WHICH CONSISTS OF SPECIAL USE AND VARIANCE REQUESTS TO CONSTRUCT A NEW TACO BELL FACILITY.
THE APPLICANT IS MR. DICK REDIEHS, BUSINESS OWNER, AT THE REAL ESTATE COMMONLY KNOWN AS 5601 AND 5611 SOUTH LAGRANGE ROAD, COUNTRYSIDE, IL 60525.
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, 2011
Chairman Fullmer called the meeting to order at 7:30 p.m. Secretary Lube called the Roll of Members physically present:
PRESENT: Chairman Richard Fullmer, Jr., Secretary Robert Lube, Mr. Jim Jasinski, Mr. Charles Stoub, Ms. Tina Grotzke, Mr. Richard Toth, Mr. Crecencio Gonzalez IV, Mr. Mark Benson.
ABSENT: Mr. Daniel Moss
ALSO PRESENT: Atty. Erik Peck, Ald. Pondelicek, Ald. Smetana, CDP Swanson,Asst. City Admin. Peterson, City Eng. Fitzgerald.
APPROVAL OF MINUTES
The first order of business was approval of the minutes of the February 7, 2011 meeting. Mr. Toth moved to approve the minutes as presented, seconded by Ms. Grotzke and carried unanimously.
Chairman Fullmer stated the Rules of Proceeding for the hearing before the Plan Commission – Zoning Board of Appeals will follow a strict order of presentation. A sign-in sheet for interested persons is located at the podium. This hearing is being recorded. Please silence all cell phones and pagers.
PUBLIC HEARING RE: 6420 JOLIET ROAD
Chairman Fullmer read the Notice of Public Hearing for the 6420 Joliet Road application published on February 10, 2011 in The Doings Newspaper to consider two special use requests to permit an automobile parts and /or accessory store and to permit outdoor sales to portions of the City of Countryside, Il Municipal Code (Zoning Ordinance):
To consider a special use to Section 10-6A-2 (Special Uses), Title 10, chapter 6 in the Municipal Code of the City of Countryside to permit an automobile parts and/or accessory store;
To consider a special use to Section 10-6A-2 (Special uses), Title 10, chapter 6 in the Municipal Code of the City of Countryside to permit outdoor sales of merchandise for an automobile parts and/or accessory store.
The Applicant is Mr. Sam Haleem, business owner, at the real estate commonly known as 6420 Joliet Road, Countryside, IL 60525.
Mr. Lube moved to open the Public Hearing, seconded by Mr. Jasinski and carried unanimously. Proofs of Notice were received by the Building Department. Applicant, Sam Haleem, business owner, was sworn in by Chairman Fullmer.
Staff presentation made by CDP Bryan Swanson. He encouraged the audience to voice their opinions and ask questions at the appropriate time. A small business owner wishes to expand his business in Countryside; this action presents a positive image and is indicative of real potential for the community.
Mr. Haleem wishes to open an auto accessory store at the 6420 Joliet Road, selling premium rims, stereo speakers, GPS units and the like, in conjunction with the hand car wash business (I-Detail) and an antique automobile dealership (Route 66 Classic Cars).
The zoning classification is B-1 Retail; the property size is three acres. Mr. Haleem is seeking a special use request to operate an auto accessories business and to permit outdoor sales of merchandise.
The property is located along the Joliet Road corridor with commercial properties on the north, east and west and R-1 single-family homes to the south. This property was a former car dealer-ship. Both current businesses applied for special use permits some years ago. The property is very well maintained. The applicant believes that his business will compliment the two existing businesses with a reciprocal affect on his use. The applicant also wishes to display rims during the warmer months only, in front of the building to attract potential customers; the proposed hours of operation are Mon-Fri. 9 a.m. to 7 p.m.; Sat. 10 a.m.- 6 p.m.
Mr. Haleem has operated a business in Crestwood for the past three years, working with car dealerships. This will be his second store. He is particularly impressed with the Countryside location since it is directly on Route 66, an automotive avenue. This is a great marketplace for his business; people want to accessorize new cars with remote starts in the winter, premium tires and rims in the summer months, GPS installation, cell phone and Blue Tooth installation; stereo speakers, etc. This location fits his needs.
Mr. Gonzalez asked about outdoor sales – Mr. Haleem stated that four rims will be displayed outdoors – at the two brick pillars with an overhang. The steel wheels will be attached to the pillars only during hours of operation; used for advertising purposes only. They will do sales and installation in the garage area; there is separation between the showroom and the back garage area.
Jeff Fuller, 9532 W. 56 St. asked if this is his second store; Mr. Haleem answered affirmatively. There were no other comments from interested persons or from Board members. Mr. Toth moved to close the evidentiary portion of the Public Hearing, seconded by Mr. Gonzalez and carried unanimously.
Mr. Benson moved to approve the special use to permit automobile parts/accessories at the property commonly known as 6420 Joliet Road, seconded by Mr. Toth and carried by Roll Call vote – 8/0/1.
Mr. Jasinski moved to approve the special use to permit outdoor sales for merchandise related to automobile parts/accessories store at the property commonly known as 6420 Joliet Road, limited to the following conditions: 1) that all displays are brought in at the close of business daily, and 2) only four wheels will be mounted on the brick pillars per Applicant’s presentation, seconded by Mr. Stoub and carried by Roll Call vote – 8/0/1.
Chairman Fullmer stated that this matter will be heard by the City Council on March 23.
PUBLIC HEARING RE: 5601 AND 5611 SO. LA GRANGE ROAD
Chairman Fullmer read the Notice of Public Hearing for the Taco Bell PUD application published on December 17, 2010 in The Doings Newspaper
To reconsider the request of the Shamrock Taco Bell Corporation which consists of special use and variance requests to construct a new Taco Bell facility.
The Applicant is Mr. Dick Rediehs, business owner, at the real estate commonly known as 5601 and 5611 South LaGrange Road, Countryside, IL 60525.
Mr. Lube moved to open the Public Hearing in this matter, seconded by Ms. Grotzke and carried unanimously. Mr. Rediehs was sworn in by Chairman Fullmer.
Staff report was presented by CDP Bryan Swanson. This is the third appearance of Shamrock Taco Bell before this Board. He briefly described the previous events. The subject property is at 5601-5611 South LaGrange Road; zoning is B-3 service and wholesale. Estimated size of both lots combined is 40,395 or .92 acres. Taco Bell is requesting a PUD to construct a new Taco Bell restaurant. PUDs allow for more flexibility in zoning for the project. The property is located at the SE corner of LaGrange Road and 56th St.; properties to the east are zoned multi-family. The aerial photo of both properties shows three existing curb cuts on LaGrange Road. The Car-X property has a small curb cut on the north side of the property on 56th St. Taco Bell desires to raze both structures and construct a new 3,178 s.f. facility. A Plat of Consolidation will combine both lots into one parcel.
The proposed facility will provide 60 seats for patrons and provide 37 standard parking spaces plus 2 accessible spaces; the present code requires 16 spaces. The two previous proposals were met with resistance by the PC/ZBA; IDOT also disallowed the curb cuts requested on LaGrange Road. The present plan is to create one extended curb cut on LaGrange Road. The existing Car-X 56th St. curb cut will be transformed into a LEFT TURN ONLY curb cut. Another proposed curb cut on 56th St. will strictly be used for ingress. The drive-thru facility is moved to the west side of the property. Hours of operation for drive-thru are 10 am -2 am, Sun-Thu. and 10 am -3 am Fri-Sat.
The project proposes outdoor dining on the south side of the building. The outdoor dining room hours will be the same as indoor dining room – open seven days a week from 10am-10pm. The project indicates a stacking level of 8 vehicles for the drive-thru; the City Code calls for a minimum of 10. The project proposes minimal wall signage and one freestanding electronic sign – also special use. The face of the sign exceeds the maximum size of 100 s.f per side by one sf. The clearance from the bottom of the sign and the ground is 6’8′ rather than the minimum 7′ requiring another variance. Rendering of the pylon sign was shown. Rendering of the landscape plan exceeds the requirements set forth in the municipal code. The lighting plan indicates a 0 or 0.2 lumen level near the property line to the east and the south sides of the property. Preliminary drainage was positively reviewed by the City Engineer. Site renderings and color photographs of the proposed facility indicate mostly masonry brick faÌ¤ade except for EFIS at the top.
In February Taco Bell proposed a second plan with the building on the east side of the property with two curb cuts on 56th St. and the drive thru traffic making a soft left turn exit only onto 56th St.
The third revision now moves the building from the east side to the west side of the property nearer to LaGrange Road; curb cuts have changed again, showing an extended curb cut on LaGrange Road, 36 feet wide with two exits and one entrance. City Staff met with the Taco Bell Group last night to discuss the project. The most recent option is shown in red with a left turn sign and also a one-half pork chop raised curb making it impossible for vehicles to turn right onto 56th St. Mr. Fitzgerald is present tonight to discuss this matter. That concludes the Staff presentation.
Mr. Richard Rediehs, CFO of Shamrock Companies introduced Mr. Steve McHugh, President and CEO of Shamrock Companies. They are back for a third time to try to accomplish their goals and meet the City’s requests. He stated that they have totally transformed the project and addressed all the City’s concerns; traffic from the drive-thru will be forced to turn left and exit to LaGrange Road. Hours for dine in or carry-out are 10 am to 10 pm daily. At 10 pm drive thru patrons will not have a problem getting back onto LaGrange Road. Mr. Rediehs does not know if Taco Bell will accept this plan as presented. There is still work to be done.
Mr. Jasinski wants to make clear that the project being discussed on the screen shows the red addendums and printing reading Option 2. Mr. Rediehs suggested moving the west single lane ingress off 56th St. further east with a raised 6 median between the ingress and egress lanes, thus providing room for additional stacking. Chairman Fullmer suggested that a sign be posted on 56th St. NO LEFT TURNS 7AM-7PM to eliminate waiting times for traffic trying to turn left onto LaGrange Road. Mr. Fitzgerald stated that Council needs to pass an ordinance and coordinate same with IDOT. He will investigate further.
Comments from interested persons: Beatrice Sitkis, 9501 W. 56 St. would like to remove all exits to 56th St. entirely. Mr. Rediehs stated that is not feasible and very inconvenient to limit access to their facility; they need more access not less. Crossing three lanes of traffic and a double yellow line constitutes a traffic violation. Mr. Fitzgerald stated that after the facility is opened for six months, a traffic study could be undertaken by the City and if warranted, a dedicated left turn lane could be carved out of the street to accommodate left turns onto LaGrange Road. Everyone agreed that is an excellent idea. Residents complained about the traffic congestion and the impossibility of getting onto LaGrange Road during peak hours. Others argued that vehicles will try to turn right on 56th St. regardless of the obstacles encountered. Traffic is a nightmare now. Suggestion made to get a traffic light at 56th St. and LaGrange Road. Ed Krzyminski, 6929 Lorraine Drive, echoed the sentiment to close off the 56th St. exit; it is a safety benefit. How much business would be lost? Mr. McHugh stated that it is illogical for businesses to close exits / entrances. The economics of the restaurant would be negatively impacted; rent is doubled and if additional business is not captured with the redesigned plans, it is futile to proceed. Mr. Rediehs stated that 56th St. access is very important based on feedback from customers; single access doesn’t work.
Kathy Harmon, 9612 – 56th St., if this plan goes through can McDonald request the same consideration? The answer is yes. Chairman Fullmer stated that the revised plan is a viable solution; he strongly recommended the NO LEFT TURN SIGN 7AM-7PM on 56th St. Construction would not begin until after Labor Day. This is a commercial property and no matter what kind of business comes in, curb cuts are inevitable.
Mr. Fitzgerald repeated the suggestion that after operating for six months, the City could obtain a traffic study of the intersection and if applicable, widen the last few yards allowing for a dedicated left turn lane on 56th St. which would allow other traffic to make a right turn without waiting for traffic to turn left. Residents agreed to that suggestion. Mr. Benson suggested moving the island near the sanitary service to open up the corner and eliminate two parking spaces. Ms. Grotzke discussed semi trailer parking – deliveries are made in the early morning and will not impact morning rush hour traffic; the business doesn’t open until 10 am so the parking lot is empty. The raised median at the 56th St. egress is a half pork chop or channelization with a raised curb.
Mr. McHugh stated that this has been a very difficult process. The corporate office wanted them to move three years ago, but they were unable to secure the land. This is the third meeting with the PC/ZBA; the project has been redesigned three times; this is a commercial property; in order to raise the level of business to compensate for the increased cost, they need adequate access to the facility. There were no other comments from interested persons or Board members. Mr. Stoub moved to close the evidentiary portion of the Public Hearing, seconded by Mr. Jasinski and carried unanimously.
Ms. Grotzke moved to accept the project as shown on Applicant’s Exhibit A on the property commonly known as 5601 and 5611 S. LaGrange Road, with the changes as noted, and all ingress/egress on 56th St. subject to review and approval of the City engineer, and to move the island to the north to provide more space for the refuse facility and eliminate two parking spaces, seconded by Mr. Toth and carried by Roll Call vote – 8/0/1. Chairman Fullmer stated that this matter will come before the City Council at its meeting on March 23, 2011. Atty. Peck asked both gentlemen to get approval from the corporate office prior to that time.
CDP Swanson stated that three applications will be on the agenda next month. The first regarding an existing in ground pool. The owner wishes to make it an indoor pool by building a structure over it and attached to the single family home, which increases the floor area ratio beyond the 3.5 allowed by the City Code, to 4.0 FAR, which requires a variance. The other two applications are for variations to electronic signs at Fuller’s Car Wash and Flagg Creek Golf Course.
There being no further business to discuss, Mr. Toth moved to adjourn the meeting, seconded by Ms. Grotzke and carried unanimously.
Chairman Fullmer declared the meeting adjourned at 9:13 p.m.
RICHARD FULLMER, JR., CHAIRMAN