Special Meeting - April 14, 2011Print
PLAN COMMISSION – ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
Thursday, April 14, 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:
PUBLIC HEARING 1: Public hearing notice for the 6420 Joliet Road application was published on March 31, 2011 in The Doings Newspaper.
CONSIDERATION OF A SPECIAL USE AND VARIANCE REQUESTS TO PERMIT THE RELOCATION OF ETTLESON HYUNDAI AS A NEW AUTOMOBILE DEALERSHIP AND TO ALLOW ADDITIONAL SIGNAGE TO PERMIT A NEW AUTOMOBILE RETAIL SALES DEALERSHIP TO PORTIONS OF THE CITY OF COUNTRYISDE, IL MUNICIPAL CODE (ZONING ORDINANCE):
CONSIDERATION OF 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 A NEW AUTOMOBILE RETAIL SALES DEALERSHIP;
CONSIDERATION OF A VARIANCE TO SECTION 8-5-9 “B-2” (LOCATION), TITLE 8, CHAPTER 5 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT A FREESTANDING SIGN WHICH WILL BE LOCATED WITHIN FIVE FEET OF THE PUBLIC RIGHT OF WAY OF THE PUBLIC RIGHT OF WAY;
CONSIDERATION OF A VARIANCE TO SECTION 8-5-9 “B-3” (HEIGHT AND SURFACE AREA), TITLE 8, CHAPTER 5 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT A FREE STANDING SIGN WHICH EXCEEDS THE MAXIMUM ALLOWABLE HEIGHT OF THE HIGHEST STRUCTURE OR TWENTY FEET ABOVE THE CURB LEVEL, WHICHEVER IS LESS;
CONSIDERATION OF A VARIANCE TO SECTION 8-5-9 “B-3” (HEIGHT AND SURFACE AREA), TITLE 8, CHAPTER 5 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT A FREE STANDING SIGN WHICH EXCEEDS THE MAXIMUM SURFACE OF 100 SQUARE FEET PER SIDE OF THE SIGN;
CONSIDERATION OF A VARIANCE TO SECTION 8-5-9 “C-1” (SIZE), TITLE 8, CHAPTER 5 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT WALL SIGNS WHICH EXCEED TWO (2) TIMES THE FRONT LINEAR FOOTAGE OF THE BUILDING TO WHICH IT IS AFFIXED;
TO CONSIDER A VARIANCE TO SECTION 8-5-9 “B-6” (GROSS AREA OF SIGNAGE PERMITTED PER ZONING LOT), TITLE 8, CHAPTER 5 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT SIGNAGE WHICH EXCEEDS THREE TIMES THE LINEAR FEET OF FRONTAGE OF SUCH ZONING LOT, OR THE TOTAL MAXIMUM SQUARE FOOTAGE PERMITTED UPON SUCH LOT FOR BOTH WALL SIGNS AND FREESTANDING SIGNS, WHICHEVER IS LESS;
THE APPLICANT IS MR. MICHAEL ETTLESON, BUSINESS OWNER OF ETTLESON HYUNDAI, THE PROPERTY OWNER IS MR. GEORGE J. KEPOROS (*),
*TITLE TO THE PROPERTY IS REGISTERED IN A LAND TRUST WITH THE STATE BANK OF COUNTRYSIDE AS TRUSTEE UNDER TRUST AGREEMENT DATED JULY 13, 1993 AND KNOWN AS TRUST NUMBER 93-1308. GEORGE KEPOROS IS THE SOLE BENEFICIARY OF THE TRUST OWNING 100% OF THE BENEFICIAL INTEREST.
MINUTES OF A SPECIAL MEETING
OF THE PLAN COMMISSION AND ZONING BOARD OF APPEALS
FOR THE CITY OF COUNTRYSIDE, IL
HELD IN COUNCIL CHAMBERS ON THURSDAY, APRIL 14, 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, Ms. Tina Grotzke Mr. Jim Jasinski Mr. Crecencio Gonzalez IV, Mr. Mark Benson.
ABSENT: Mr. Charles Stoub, Mr. Daniel Moss, Mr. Richard Toth
ALSO PRESENT: Mayor-Elect Ed Krzyminski, Atty. Erik Peck, Ald. Pondelicek, City. Admin. Paul, CDP Swanson.
PUBLIC HEARING RE: 6420 JOLIET ROAD
Chairman Fullmer read the Notice of Public Hearing published on March 31, 2011 in THE DOINGS NEWSPAPER, as follows:
Consideration of a special use and variance requests to permit the relocation of Ettleson Hyundai as a new automobile dealership and to allow additional signage to permit a new automobile retail sales dealership to portions of the City of Countryside, IL Municipal Code (Zoning Ordinance):
1. Consideration of 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 a new automobile retail sales dealership;
2. Consideration of a variance to Section 8-5-9 “B-2” (location), Title 8, Chapter 5 in the municipal code to permit a freestanding sign which will be located within five feet of the public right of way;
3. Consideration of a variance to Section 8-5-9 “B-3” (height and surface area), Title 8 Chapter 5 in the municipal code to permit a freestanding sign which exceeds the maximum allowable height of the highest structure or twenty feet above the curb level, whichever is less;
4. Consideration of a variance to Section 8-5-9 “B-3” (height and surface area), Title 8, Chapter 5 in the municipal code to permit a freestanding sign which exceeds the maximum surface of one hundred square feet per side of the sign;
5. Consideration of a variance to Section 8-5-9 “C-1”(size), Title 8, Chapter 5 in the municipal code to permit wall signs which exceed two times the front linear footage of the building to which it is affixed;
6. Consideration of a variance to Section 8-5-9 “B-6” (gross area of signage permitted per zoning lot), Title 8, Chapter 5 in the municipal code to permit signage which exceeds three times the linear feet of frontage of such zoning lot, or the total maximum square footage permitted upon such lot for both wall signs and freestanding signs, whichever is less.The applicant is Mr. Michael Ettleson, business owner of Ettleson Hyundai. The property owner is Mr. George J. Keporos. Title to the property is registered in a land trust with the State Bank of Countryside as trustee under trust agreement dated July 13, 1993 and known as trust number 93-1308. George Keporos is the sole beneficiary of the trust owning 100% of the beneficial interest.
Ms. Grotzke moved to open the Public Hearing in this matter, seconded by Mr. Jasinski and carried unanimously. Proofs of Notice were received by the Building Department. Mr. Ettleson, business owner and Mr. Keporos, property owner, were sworn in by Chairman Fullmer.
Staff presentation made by CDP Swanson. He encouraged the audience to voice their opinions and ask questions at the appropriate time. Tonight’s hearing concerns the relocation of Ettleson Hyundai from 6161 Joliet Road to 6410 Joliet Road. The zoning classification is B-1 retail; estimated size is three acres. Mr. Ettleson seeks a special use to operate a new automobile retail sales dealership and sign variances. The zoning overlay shows that the property is surrounded by Office zoned property; B-1 retail zoned property and R-1 single family residences on the south. The aerial photo shows the Joliet Road corridor with the subject property and a detention area at the rear of the property serving as a buffer between the business and residential homes to the south.
The current use for the property is a hand car wash and antique automobile dealership. At one time the property was used as an Acura new car dealership. Mr. Ettleson wishes to remain in Countryside. New car dealerships are only allowed in the B-1 retail district by special use permit. Special use permits are non-transferrable and are automatically terminated at the end of their use. The hours of operation are Mon.-Fri. - 7 am-9pm, Sat. 9am-6pm. The applicant has requested removing the existing signage at 6161 Joliet Road and bringing it to the 6420 Joliet Road property. Variances as to size and location are needed for that purpose.
Reviewing the proposed Site Plan shows new striping on the lot. The existing monument sign will be removed and replaced with the freestanding pole sign at 6161 Joliet Road. Photos of both signs were viewed. Mr. Swanson discussed the details of each variance requested. The freestanding sign is 25 feet high, rather than the required 20 feet; the sign also has a surface area of 105 s.f. per side rather than the required 100 s.f. per side. Restrictions on the wall signs are numerous; the front linear footage of the building is 79 feet, thus the maximum square footage must not exceed 158 s.f. The Service wall sign – 55 s.f., the Ettleson wall sign – 21 s.f. and the Hyundai wall sign – 42 s.f., total 342 square feet. The total square footage of both wall and freestanding signs are 552 square feet – far exceeding the maximum allowable size. The code states that the gross amount of signage cannot exceed three times the linear feet of frontage of such zoning lot. Mr. Ettleson will be required to repair the existing fence in the rear and will not be allowed to use intercoms on the property.
The 6420 Joliet Building cannot accommodate all the signage now in place at the 6161 Joliet Road building. Mr. Ettleson has not provided a rendering of the wall signs affixed to the proposed building. He estimates that he will have a Hyundai wall sign with emblem on the east side and west side of the building, and the Service wall sign in the rear area. The large Hyundai wall sign my not fit on the building. A survey is being performed at the location; no results have been provided; he is not able to give accurate information regarding placement and number of wall signs. Hyundai has developed new signage and Mr. Ettleson may be able to bring the pole height down to 20’. There will be no body shop on the premises. The Service Department opens at 7 a.m.; the showroom opens at 9 a.m.
Regarding the fence repair, Mr. Keporos stated that the fence was damaged while work was being done on the sewers; the contractor was supposed to repair the fence. Mr. Ettleson will not use a paging system on the exterior; any intercom microphones will face away from the back third of the property. Mr. Benson stated that the Board is provided with an unknown quantity regarding signage. When the survey is completed Mr. Ettleson will have further specific information to provide the Board.
Mr. Peck stated that it’s possible that no sign variances may be needed. He suggested that the PC/ZBA provide for the special use to operate the business. Mr. Ettleson may return to request sign variances, if needed, after the survey is completed.
Chairman Fullmer sought comments from interested parties. Matt Pauga, North Barrington, IL asked to what extent does this request tie in with the City’s Mater Plan and what is the impact on the other uses present along the Joliet Road corridor. Mr. Swanson stated that the City’s Comprehensive Master Plan provided for commercial uses along Joliet Road. Mr. Pauga stated that this business doesn’t belong there; it should be on LaGrange Road. Mr. Ettleson stated that the property has been sold to Mr. Fisher to build a new Volkswagen store. He will turn his current store into a Subaru Dealership and sell BMW Motorcycles. There were no other comments from interested parties. Mr. Ettleson stated that he has been in the car business for 40 years. He runs a quality dealership without any trouble; he anticipates some billboard activity on I-294 and I-55. It is a fine location and he wishes to remain in Countryside and continue doing business. Mr. Lube moved to close the evidentiary portion of the Public Hearing in this matter, seconded by Mr. Benson and carried unanimously.
Ms. Grotzke moved to approve a special use to operate a new Hyundai retail sales Dealership at the property commonly known as 6420 Joliet Road subject to the following conditions: 1) that the rear fence be repaired and brought up to code, and 2) that no intercom speakers be located on the outside of the building, seconded by Mr. Lube and carried by Roll Call vote – 6/0/3.
Chrm. Fullmer moved to deny the variance on all signage since there are no formal renderings at this time and new signage will be in compliance with city codes, seconded by Mr. Jasinski and carried by Roll Call vote – 6/0/3.
Mr. Lube discussed the possibility of a Hookah Bar coming to Countryside and the problems that may ensue. Attorney Peck and Mr. Swanson will research the matter and bring information to the May 3, 2011 meeting.
There being no further business to discuss, Mr. Gonzalez moved to adjourn the meeting, seconded by Ms. Grotzke and carried unanimously.
Chairman Fullmer declared the meeting adjourned at 8:42 p.m.
RICHARD FULLMER, JR., CHAIRMAN