PLAN COMMISSION/ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
MAY 3, 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 – APRIL 12, 2005
1. CONSIDERATION OF CERTAIN ZONING RELIEF ORDINANCES (76-11-O & 86-27-0) IN CONNECTION WITH COUNTRYSIDE PLAZA PLANNED DEVELOPMENT TO ERECT A FREE STANDING SIGN ON THE PANDA EXPRESS PROPERTY FRONTING LAGRANGE RD.; SIGN TO BE APPROXIMATELY 6 FEET WIDE BY 7 FEET TALL. APPLICANT IS OLYMPIC SIGN INC., PROPERTY LOCATED AT 185 COUNTRYSIDE PLAZA.
2. CONSIDERATION OF A VARIANCE OF SECTION 8-5-9B IN ORDER TO CHANGE OUT THE TOP MAIN ID SIGN AND CHANGE OUT PRICE FACES; SIGN TO BE SET BACK SLIGHTLY FURTHER BUT NOT ENOUGH TO MEET CURRENT CITY CODE REQUIREMENTS. APPLICANT IS OLYMPIC SIGN INC., PROPERTY LOCATED AT 5330 LAGRANGE RD.
3. CONSIDERATION OF A RE-SUBDIVISION AS ALLOWED BY CHAPTER 9-2-3 IN ORDER TO RE-SUBDIVIDE PARCEL 1 AND PARCEL 2 INTO THREE LOTS, TWO UNDER ONE ACRE BY ONE-TENTH (.1) OF AN ACRE. APPLICANT IS KRAUSE CONSTRUCTION, PROPERTY LOCATED 10221 & 10241 5TH AVE. CUTOFF.
4. CONSIDERATION OF A VARIANCE OF SECTION 10-5B-5D IN ORDER TO COMPLY WITH THE RECORDED SUBDIVISION PLAT REDUCING THE FRONT YARD SETBACK FROM THIRTY FEET TO FIFTEEN FEET ON CORNER LOTS 4, 6, 11 & 13. APPLICANT IS ALLEN SNYDER & JACK SKRINE, PROPERTY LOCATED AT 9709 56TH ST.
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, MAY 3, 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. Frank Thullen, Ms. Cynthia Schulz, Ms. Tina Grotzke, Mr. Richard Toth
ABSENT: Mr. Steven Jasinski
ALSO PRESENT: Mayor LeGant, Ald. Conrad, Ald. Michalczyk, CDO Muenzer, Ald. Von Drasek, Ald. Pondelicek, Ald. Smetana, City Attorney Erik Peck
APPROVAL OF MINUTES
The First order of business was approval of the minutes of April 12, 2005. Ms. Grotzke moved to approve the minutes as presented, seconded by Mr. Moss and carried unanimously.
Chairman Fullmer read the Notice of Public Hearing for certain zoning relief of Ordinances 76-11-0, 86-27-0 in connection with Countryside Plaza PUD to erect a free-standing monument sign on the Panda Express property fronting on LaGrange Road; the sign to be six feet wide by seven feet overall height. Applicant Is Olympic Sign, Inc., Guy Dragisic. Property located at 185 Countryside Plaza, Countryside, IL 60525.
Guy Dragisic was sworn in by Chairman Fullmer and testified as follows:
Applicants are requesting a special use for addition of a monument sign at the Panda Express property on the north end of the property along LaGrange Road. They have provided a rendering of the sign andhave agreed to a brick base on the sign, rather than aluminum as previously shown. They believe the new sign will attract business; in this competitive environment ground signs are necessary. The sign is controlled by a time clock and they will stipulate to turning the sign off after business hours. Plantings around the base will not block the sign; bushes will only grow to a certain level. There are no berms; the sign will begin at existing grade. Mr. Peck entered into evidence Petitioner’s Exhibit A, which documents the site plan and the location of the sign including the brick base; because this is a PUD any change requires a special use. The recommendation is to approve a special use to the PUD on the property known as Countryside Plaza to permit construction of a monument sign six feet wide and seven feet high on property commonly known as 185 Countryside Plaza, all in conformity with Petitioner’s Exhibit A. Ms. Grotzke moved to accept the sign with the brick base, as depicted, seconded by Mr. Ziemba and carried by unanimous Roll Call vote – 8/0/1. This matter will be heard by the City Council at its Regular Meeting on May 25, 2005.
Chairman Fullmer read the Notice of Public Hearing to consider a variance of Section 8-5-0-B of Chapter 8, in order to change out the top main ID sign, change out the price faces, keep the sign in the same position, set back a little further due to the main ID sign, but not enough to meet current Code requirements. Applicant is Olympic Sign, Inc. Guy Dragisic. Property located at 5330 S. LaGrange Road, Countryside, IL 60525.
Applicants are seeking a variation to the setback Code, which is currently five feet from the property line for free-standing signs. The situation here is unique to gas stations throughout the area. The lots are tight and signs were erected prior to sign codes coming into being. The existing Amoco Torch and Oval sign is much larger than the proposed sign which will replace it. The BP sign is 6×6, or 36 square feet. There were serious concerns with lack of landscaping in this particular location. Mr. Dragisic relayed this message to Bridge Petroleum and they agreed to work with the city planner to improve site landscaping. The Comprehensive Plan specifically identified this site as needing significant landscaping throughout the site. The proposed sign will be approximately six inches from the lot line; the height is reduced to meet Code, which is 20 feet. The current sign is 24’6. The sign box will remain the same; they will change the faces and paint the sign BP Pearl.
Mr. Asad Aboasf is the franchisee; he does not know how old the tanks are. Mr. Joe Oster, the regional account executive, stated he does not know the date of the tanks; the tanks comply with underground storage tank regulations set by the state; they are monitored and comply with all environmental regulations. Chairman Fullmer stated that when storage tanks are replaced in the future,placement of the sign would have to be addressed at that time. Mr. Oster agreed.
Mr. Peck received in evidence Petitioner’s Exhibit A, consisting of two photos of an Amoco Sign and BP Sign, prepared by Olympic Sign, Inc. The height of the BP sign is changed to 20 feet, in compliance with the City Code. The recommendation would be to approve a variance tothe Building Code to permit construction of a free-standing main ID sign within five feet of the public right of way on property commonly known as 5330 S. LaGrange Road, in substantial conformity with Petitioner’s Exhibit A, subject to Petitioner agreeing to relocate the sign should the tanks be replaced or removed and subject to Petitioner working with the City complying with a proposed landscape ordinance. Mr. Ziemba moved to approve the variance as indicated above, seconded by Mr. Toth and carried by unanimous Roll Call vote – 8/0/1. Chairman Fullmer stated that this matter will come before the City Council for final approval on May 25, 2005.
Chairman Fullmer read the Notice of Public Hearing to consider a re-subdivision as allowed by Section 9-2-3, Chapter 9 of the Municipal Code of Countryside in order to re-subdivide Parcel 1 and Parcel 2 into three lots under one acre by one-tenth. Applicant is Krause Construction; property is located at 10221 and 10241West 5th Ave. cutoff, Countryside, IL. Mr. Krause was sworn by Chairman Fullmer and testified as follows:
There are two lots which are long and narrow; he proposes to divided them into three one-acre lots with a private road and ingress/egress off 5th Ave. from NW to SE. Lot 3 is a full acre; lots 2 and 1 are shy of one acre by 1/10th. The proposed homes would be 3,200 to 4,000 square feet; they will be estate custom homes in the range of $750,000 to $1 million. Chairman Fullmer asked who would be responsible for the maintenance of the private road. Mr. Krause stated that each individual home owner would maintain responsibility for his portion of the road. It is not financially feasible to only build two homes. The lot fronting the tollway is a less desirable lot. This is a very preliminary plan; the entire parcel is under three acres due to tollway interchange. Mr. Lube asked about ingress/egress for the fire protection district; it appears that the only way to exit is to back out of the road. The City has great concern regarding the road.
Resident Ray Dolner, 10222 5th Ave. cutoff, lives across the street. Why not divide the lots long way and have them facing 5th Ave. The frontage on 5th Ave is only 230 feet. Les Trilla, 10250 5th Ave. lives across from the property and has no objection to the plan. Frank Zickus, 7375 Prospect agrees with Mr. Trilla. City services are a concern, such as brush pick up, snow plow, etc.
Chairman Fullmer stated that many residents present tonight have met with this Board many times in the past year to work out the R-7 classification, and came to the conclusion that there would be 100 feet of frontage and subdivisions would be a minimum of one acre. Everyone agreed to these minimum standards. This is the first test of the new classification. Roger Marinkoff, 7424 Prescott agreed it is a tough issue; the land is only 10% less; this is the type of builder the area wants to attract; by allowing this will we be sending the wrong message to future builders. Mr. Krause stated that he would set up covenants and restrictions that would guarantee positive development.
Resident Diane Emory, 10180 5th Ave. agrees with Roger; we don’t want side streets shooting off in our area. Build two homes facing 5th Avenue. Donna Origo, 10200 5th Ave. stated there were two houses there before; she goes along with two homes. Melinda Decker, 10122 5th Ave, east of the proposed homes, asked why the City Code should be changed to accommodate Mr. Krause. “What’s in it for the City? There are many mature trees on that lot.” Connie Stevenson, 10251 5th Ave. believes that the proposal will significantly impact her negatively; she will have no privacy down that side with three houses there. “It would be uncomfortable. Is the roadincluded in the total acreage?” Mr. Krause stated this is a PUD and the net acreage includes the road. She would rather not see it happen; she would not oppose two houses on two lots. Larry Robb, 10135 and 10125 5th Ave. stated that per state law a septic field requires one acre of land. Ald. Conrad stated that he is opposed to the re-subdivision and is in favor of keeping the R-7 classification intact. Attorney Peck stated that the recommendation would be to deny Petitioner’s proposed re-subdivision to permit a re-subdivision of two lots into three lots which are less than the required one acre,on property commonly known as10221 and 10241 5th Avenue cutoff. Chairman Fullmer moved to deny the re-subdivision and adhere to the one acre minimum standard, seconded by Ms. Grotzke. Motion carried by unanimous Roll Call vote – 8/0/1.
Chairman Fullmer read the Notice of Public Hearing to consider a variance of Section 10-5B-5D, Chapter 10 of the Municipal Code in order to comply with the recorded subdivision plat reducing the front yard setback from 30 feet to 15 feet on the corner lots, 4, 6, 11, and 13, Allen Snyder & Jack Skrine, property located at 9709 W. 56th St., Countryside, IL 60525. Mr. Snyder was sworn in by Chairman Fullmer and testified as follows:
Mr. Snyder stated that when this subdivision was engineered they assumed the engineers were familiar with the City Ordinances. The four corner lots were designed to have a 30 foot setback on the fronts and a 15 foot setback on the side yards. When they came in for permits, it was brought to their attention that the ordinance requires a 30 foot setback on two sides for corner lots. The hardship is that it diminishes the buildable area to 35 feet causing them to push the house back to the side yard line which does not allow for a backyard or deck or patio on these corner lots. Their intention was to have prominent homes on these corners; he provided Board members with copies of these plans. He stated that with R-3 zoning, having a 30 foot setback on two sides really restricts the use of the lot. Chairman Fullmer stated this was based on their engineer’s recommendation and knowledge. “Nothing has changed in the City Ordinance; how the five acres is configured is up to the developer. Make the zoning fit the piece of property;they need to remove a lot, or put up fewer houses. This matter should not be before us for this problem; if the lots need to be reconfigured, so be it;make the developmentfit the criteria of City Codes. The ordinance is very clear; it allows a 30′ setback.”
Yvonne Bogio, 56359th Ave. believes there are too many homes on the development; the solution is to build fewer homes. Jeff Powell, 9825 – 57th St. regrets the mix-up with the engineering; who oversees these projects. Mr. Lube stated that the Building Comm. brought this matter to their attention. Mr. Moss moved to deny the variance, seconded by Mr. Toth. Mr. Peck stated the recommendation is to deny the variance of Section 10-5B-5D of the City Code to permit a setback variance of 15 feet instead of the required 30 feet on lots 4, 6, 11 and 13 of Snyder & Skrine’s Subdivision located at 9709 W. 56 St. Motion carried by unanimous Roll Call vote – 8/0/1.
NEW AND OLD BUSINESS
Mr. Moss asked if there are any classes for Commissioners. Chairman Fullmer stated at this time there are no classes. He will advise when such classes are available.
Mr. Muenzer stated that the City has signed the redevelopment agreement with Simon Properties Group for Countryside Plaza; he expects construction to being within 6-8 weeks.
Mr. Moss asked Mr. Muenzer toreview Home Depot’s use of the outdoor areas. They are storing more equipment outside; they have aerial lifts, back hoes, all facing LaGrange Road. When they appeared here they assured the City that they were a hand tool rental business. Mr. Muenzer has addressed this issue in the past and they have corrected it. He will contact them again regarding this matter.
Ms. Schulz stated that going down Joliet Road she has noticed that the classic car dealership has moved their luxury cars off the lot. Mr. Lube stated that inside the dealership they had really nice antique cars.
There being no further business to discuss, Mr. Lube moved to adjourn, seconded by Mr. Toth and carried by unanimous voice vote.
Chairman Fullmer declared the meeting adjourned at 8:52 p.m.
RICHARD FULLMER JR., CHAIRMAN