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, NOVEMBER 4, 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. Edward Ziemba, Mr. Fred Fahey, Mr. Daniel Moss

ABSENT: Mr. Steven Jasinski

ALSO PRESENT: Mayor LeGant, Ald. Fajdich, Ald. Conrad, Ald. Smetana, Ald. Michalczyk, Ald. Krzeminski, Comm. Development Off. Muenzer, City Attorney Erik Peck

APPROVAL OF MINUTES

The first order of business was approval of the Minutes of October 7, 2003. Mr. Fahey moved, seconded by Mr. Ziemba, to approve the minutes as presented. Motion carried by unanimous voice vote.

PUBLIC HEARING

Chairman Fullmer read the Notice of Public Hearing to consider a subdivision as allowed by Section 9-2-3, Chapter 9 of the Municipal Code to subdivide Lot 12 in Vail’s Subdivision into 16 single family lots on property commonly known as 9707 56^th St., Countryside, IL. The applicants are Allen Snyder and Jack Skrine, 6420 W. Cermak Road, Berwyn, IL 60402. The applicants and Mr. Wayne G. Rediehs, surveyor, were sworn in by Chairman Fullmer.

Mr. Rediehs presented a preliminary plat of subdivision showing the 16 individual lots located east of 9^th Avenue between 56^th and 57^th Streets. Copies were distributed to residents. He stated that this subdivision is being proposed without any variation; there is a middle cul de sac servicing the four interior pie-shaped lots. Drainage will go overland; there is no need to provide water detention because this parcel is under five acres per MWRD requirements. Houses are priced between $350,000 to $500,000. Chairman Fullmer stated that the property is currently zoned R-3, which provides for 65 foot frontage and a minimum of 7,500 square feet. Water detention is the major issue in this area. Mr. Lube is concerned about the natural drainage to 9^th Avenue. He questioned whether any lots are considered a flood plain. Mr. Moss is concerned about small lot size. Mr. Lube stated that square footage must meet the FAR requirements of the zoning code. The builders will begin with 2-3 models at first and then build to suit. Buyers will provide their own plans. Builders will install five-foot sidewalks.They have previously built homes in LaGrange Highlands, North Riverside, Stickney, and Forest View. Ald. Krzeminski noted that per the zoning code FAR, on an 8,300 foot lot the building size would be 2,100 s.f. Mr. Muenzer stated that Mr. Krautstrunk has approved this project as being in compliance with the zoning standards of R-3.

Matt Pauga, 86 Kensington, would like to see this plan in relationship to the entire area. He believes that the cul de sac diameter is not in compliance with city requirements; he also stated that matters coming before this Board should be reviewed first by planning and engineering. Chairman Fullmer stated the standard procedure is for topographic data to be reviewed by the city engineer.

Jim Fuller, 9530 W. 56 St., stated that with the heavy rains today, that street was flooded. The cul de sac serves no purpose and is an added burden to the city; it must be maintained. He suggested removing the cul de sac to provide for larger lot sizes. Frank Bazio, 5635 9^th Ave., questioned whether the current sewer systems and electrical systems are adequate for the 16 homes planned. The additional burden will overwhelm the system. John Tyro, 9716 57^th St., stated that those lots were flooded today. They will need two pitched storm sewers in the cul de sac. The area is too congested for 16 homes. Jeff Powell, 9825 W. 57 St., stated that these lots do not maintain the integrity of the neighborhood; most lots are half acre. Chairman Fullmer reiterated that no zoning variation is requested; current zoning is R-3. Storm water retention is the number one issue. The engineering must meet all city requirements. Ald. Krzeminski noted that lots 7, 8, 9, and 10 in the cul de sac do not meet the minimum frontage requirements. Attorney Peck stated that Mr. Krautstrunk reviewed and approved the plan as complying with all city codes for resubdivision only.

Mr. Lube suggested that this hearing be continued until all necessary information is received. City approval is needed to put in a street. Mr. Krautstrunk is not present tonight. It was suggested that input from the comprehensive planners be included. Terri Belli, 5625 6^th Ave., asked about the different lot sizes in the immediate area. Mayor LeGant replied that the determination of lot size was made 20 years ago. The current City Council did not see this proposal prior to tonight. The Council has many questions as well. Mayor LeGant suggested that this matter be continued to next month for further consideration; questions regarding sufficient radius for emergency vehicles and placement of hydrants have not been addressed. Chairman Fullmer moved, seconded by Mr. Ziemba, to table this matter until the next meeting to allow for expanded detailing and engineering review. He also requested that Mr. Krautstrunk be present. Motion carried by Roll Call vote – 6/0/1. Ald. Conrad noted that per the Master Plan for Parks and Recreation builders should provide dedicated lots for parks/ recreation or water retention; new subdivisions are required to do so. The builder reiterated that they have provided a feasible plan which complies with city codes. Residents contend that this plan is not in the best interest of the city. Meeting is continued to next month.

PUBLIC HEARING

Chairman Fullmer read the Notice of Public Hearing to consider a Special Use of Section 10-6A-2, to operate three separate businesses: 1) Route 66 Classic and Luxury Car Retail Sales; 2) Midwest Die-Cast and Sports Memorabilia Sales; and 3) I Detail, on the property commonly known as 6420 Joliet Road. The applicant is John Plzak, 11320 Arrowhead Trail, Indian Head Park, IL. Peter Roberson and John Plzak were sworn in by Chairman Fullmer and testified as follows: Mr. Roberson stated that there is an existing business currently operating in Indian Head Park called Midwest Die-Cast and Sports Memorabilia; Mr. Plzak would like to incorporate all three businesses into one central location at 6420 Joliet Road. The building has been vacant for two years; they plan to rehab the building to suit the three automotive-related businesses. They provided photographs of the autos and current building as well as store inventory. He stated that they do not restore cars, and no repair work is done on any of the cars. The facility has ample parking and lighting; no loudspeakers are used; the businesses close at 8 p.m. and is closed on Sunday, except for the hobby shop. Cars are detailed by appointment only. Classic cars are stored inside; they will be a licensed dealership by the State of Illinois; 40 high-end luxury cars kept outside and classic cars, pre-1975 kept inside. Cars are purchased as is; no service is done on the cars. They do not accept trade-ins; cars are expensive, none less than $25,000. Based on his knowledge of the industry, he projects $8 million annual revenue between the three businesses. He also projects sales of 4-10 classic cars per month and 10-20 pre-driven luxury cars per month, depending on the economy and the time of year.

Mr. Malone, representing Mr. Keporos, stated that as owner of the property he has studied their plan and will provide a ten-year lease with options; the property has been on the market for two years; the previous potential purchaser did not receive approval from GM. Similar programs are Luxury Motors in Westmont and the Classic Dealership in Volo, IL. Mr. Plzak is using those models to incorporate this business. Mr. Keporos would definitely ask the Board to approve this use.

The Board elicited further information regarding the detailing business; they generally work on ten cars per day using four employees; hand car wash is $25, mostly dealership cars; price for full detailing is between $100-$175, done strictly by appointment only. Sports memorabilia and die-cast cars may also be sold online. Lights will be turned off by 10 p.m.; no storage behind the building. They will create Route 66 marquee sign featuring the classic and luxury cars plus die-cast business. Mr. Plzak’s personal collection is stored in Bridgeview; no used cars will be stored on the lot for revenue purposes. Ald. Krzeminski stated that the existing ordinance does not allow used car sales except in conjunction with a new car dealership. If the ordinance is amended, he asked Mr. Peck to provide specific definitions for “classic” cars – 25 years or older, and “luxury” cars limited to dollar value. Mr. Peck noted that specific age restrictions apply to classic cars but luxury cars values are subjective. Mr. Muenzer presented a memo to the Board recommending approval for four main reasons: 1) inability to transform this site back to a new car dealership; 2) make exception for special use in view of the significant amount of tax revenue to be gained; 3) the comprehensive plan will identify Joliet Road as a potential growth area along the Route 66 theme; and 4) they comply with all parking and green belt issues; this is a unique circumstance and not a traditional type of business.

Matt Pauga requested a parcel-by-parcel analysis of the impact of the zoning change on the existing businesses located between Brainard Avenue and Willow Springs Road. Mr. Roberson provided an aerial map; he noted that this building was designed for auto-related purposes. Mr. Pauga asked for the impact of this business on other businesses in the area. Mr. Muenzer stated that Joliet Road is a commercial corridor; this business is compatible with and will have a positive effect on established businesses. Gary Stone lives behind the subject property and is in favor of it for several reasons – low level lighting, no outside intercom paging, no cars parked in back; the only problem is the fence in the rear needs repair. Christine Gozanick, 6600 Stallford, stated if approval is granted he will be selling used cars. Mr. Peck stated that the definition of luxury and classic car sales needs specific restrictions within the special use ordinance. Ald. Krzeminski suggested that this matter be continued to next month to establish specific definitions. Todd Martin, 1 Merry Court, stated that these cars are a hot market and will have a major impact on income generated. These individuals have business ties to the area; this is a family-owned operation; there are four LT grads involved in the business; this is a great opportunity for a vacant facility. Mr. Plzak stated that his business involves sales only; all repairs are done by specific car dealerships. Chairman Fullmer moved, seconded by Mr. Lube, to continue this matter for further research; no mechanical repairs will be done at this facility. Motion carried by unanimous Roll Call vote – 6/0/1.

PUBLIC HEARING

Chairman Fullmer read the Notice of Public Hearing regarding review of the draft sign ordinance. Board members reviewed the draft of the sign code incorporating changes suggested at the last meeting. Mr. Peck’s 18-page memorandum includes the entire contents of Chapter 5 (Signs); additions are noted in bold; deletions are shown as strike-outs. Changes begin on page 1, Item B, Animated Signs. Page 2, Changing Sign, the entire paragraph is added. Item H, Flashing Sign is deleted in part with other additions. Page 3, Item R, Reader sign, is deleted. Page 5, Item C, Glass Requirements is added. Pages 9-10, Changing Signs are made a special use with further restrictions. The entire page is added, Items 1 A-J ending on page 10. Each change was discussed among Board members. Mr. Moss thanked Mr. Peck for the copy with additions and strike-outs. This matter will be continued for further input from Mr. Jasinski and Council members. Mr. Fahey moved, seconded by Mr. Lube, to continue this matter to next month. Motion carried by unanimous voice vote-6/0/1.

OTHER BUSINESS

Mr. Muenzer provided an update on the Comprehensive Plan. The firm is compiling various data. The community survey has been sent out and the deadline extended; there has been a definite response from 260 households. The next meeting will be in January.

Mr. Moss has had a change in job status and may not be able to continue as a Board member. He will be working in Milwaukee and commute back for the meeting. He will not be present for the December meeting.

ADJOURNMENT

There being no further business to discuss, Mr. Moss moved, seconded by Ms. Schulz, to adjourn the meeting. Motion carried by unanimous voice vote.

Chairman Fullmer declared the meeting adjourned at 10:05 p.m.

RICHARD FULLMER, JR., CHAIRMAN