PLAN COMMISSION/ZONING BOARD
CITY OF COUNTRYSIDE
SEPTEMBER 7, 2004 AT 7:30P.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 – AUGUST 3, 2004
1. CONSIDERATION FOR A VARIANCE OF ON-SITE PARKING REQUIREMENTS AND A VARIANCE TO THE 25-FOOT GREEN BELT LANDSCAPE REQUIREMENT AT 5620 S. BRAINARD AVENUE, COUNTRYSIDE. APPLICANT IS PATRICK J. WILLIAMS, 115 W. 55TH STREET, SUITE 400 CLARENDON HILLS, IL 60514.
2. CONSIDERATION FOR A VARIANCE OF SECTION 8-5-9-B, CHAPTER 10 OF THE MUNICIPAL CODE FOR THE CITY OF COUNTRYSIDE, IN ORDER TO USE AN EXISTING EXTERIOR PYLON SIGN ON PROPERTY KNOWN AS 5400 S. LA GRANGE ROAD, COUNTRYSIDE. APPLICANT IS JAMES A. DONIA, 4 N. 433 HIDDEN OAK ROAD, ST. CHARLES, IL 60175.
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, SEPTEMBER 7, 2004
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. Steven Jasinski, Ms. Cynthia Schulz, Ms. Tina Grotzke, Mr. Richard Toth, Mr. Frank Thullen, Ms. Cynthia Schulz, Mr. Edward Ziemba
ALSO PRESENT: Mayor LeGant, Ald. Michalczyk, Krzeminski, Fajdich, Bldg. Comm. Krautstrunk, CDO Muenzer, Attorney Erik Peck
APPROVAL OF MINUTES
The first order of business was approval of minutes of August 3, 2004. Grotzke moved, seconded by Ziemba to approve the minutes as presented. Motion carried by unanimous voice vote.
Chairman Fullmer read the Notice of Public Hearing to consider a variance of on-site parking requirements and a variance to the 25-foot greenbelt landscape requirement at 5620 S. Brainard Avenue, Countryside. Applicant is Patrick J. Williams, 115 W. 55th St., Suite 400, Clarendon Hills, IL 60514.
Attorney Patrick Williams was sworn in by Chairman Fullmer and testified as follows:
Mr. Williams has presented the site plan to operate the three-bay oil change facility and gas station; the concept was previously approved, however additional variances are required regarding greenbelt and on-site parking issues. They have incorporated landscaping at the expense of one parking space. The five-pump plan has ten additional parking sites for fueling. There are three public parking spaces plus one handicap space at the front of the store for a total of 14 spaces including pump parking. There is no employee parking on site. Fuller’s Car Wash is across Plainfield Road and within 600 feet of the gas station. Six employees will use that location for their off-site parking. The second floor will solely be used for Fuller employees, bookkeeping offices, etc. They have reconfigured the parking areas to accommodate additional landscaping and a sidewalk along Brainard and Plainfield.
After lengthy discussion and comparison, it was discovered that there apparently are two different versions of the site plan both with the same date. Board members were confused by the lack of precision and discussed combining the best features of both plans. Landscaping should not be sacrificed for parking. It is apparent that board members are viewing two different copies of the site plan sent by the company. Mr. Williams cannot explain the difference. He has no knowledge regarding placement of storm water sewers. Moss stated that there are significant changes to the greenbelt and canopy in the other version. Schulz moved to table the matter until next month when all members have received copies of the same site plan. Board members would accept two extra public parking spaces; the landscaping is an improvement over what is presently there. The Board prefers the plan with no underground tanks and to incorporate the original on-site parking spaces into the other version. Chairman Fullmer summed up the discussion citing use of the original site plan for parking, incorporate the five-pump concept and keep the roofline or canopy of the original site plan. Committee agreed. Schulz withdrew the motion. Leonard Hall, 915 57th St., commended the Board on their decisions in the past five years; he urged them to find other alternatives and not give up the greenbelt.
Mr. Peck clarified the motion and stated it should be contingent upon Fuller’s Car Wash at 5550 Brainard Ave. remaining in business. The motion incorporates Petitioner’s Exhibit A, which is the site plan prepared by Alan R. Schneider, architect, with the two changes noted, adding the fifth parking space in front of the building and that the canopy not extend beyond the 25′ building setback. There will be five public parking spaces and ten gas pump spaces. The recommendation is to grant a parking variance providing for no employee parking on-site except at 5550 Brainard Avenue so long as it remains in operation, plus a variance to the 25′ greenbelt setback to permit construction of additional paved lots and greenery in substantial compliance with Petitioner’s Exhibit A. Moss added that one complete set of plans incorporating the above changes be provided to the entire City Council prior to the next meeting on September 22, 2004. Moss moved to allow the above recommendation, seconded by Mr. Ziemba and carried by unanimous Roll Call vote.
Chairman Fullmer read the Notice of Public Hearing to consider a variance of Section 8-5-9-B Chapter 10 of the Municipal Code to use an existing exterior pylon sign on property known as 5400 S. LaGrange Road, Countryside. Applicant is James A. Donia, 4 N 633 Hidden Oaks Road, St. Charles IL 60175. Mr. Donia was sworn by Chairman Fullmer and testified as follows: The petitioner provided an enlarged photograph depicting the CHARM Cleaners Sign atop the building roof. Dr. Donia discontinued operation of the business in November 2003 upon the advice of his doctor. The photo was taken at that time.
Mr. Donia is converting the building to rental property and plans to use the existing sign as the commercial anchor for the four parcels under his control. The sign is non-conforming and must be either removed or modified; it is in violation of the city’s sign ordinance. There is a large vertical I-beam suspended through the roofline and a concrete footing below, anchoring the sign to and through the building interior. The cost estimate to completely remove the sign and the entire beam is $48,500. He has not procured cost estimates to remove the sign at the roofline. The marquee portion below the CHARM sign has been used to advertise civic and community functions. Continued usage by these organizations is anticipated. There has been modernization on the west side of LaGrange Road; he believes the remodeled sign will be compatible with the modernization effort. This will be the common sign for four tenants; the same footprint will remain. It is the only sign of its type in the city.
Mr. Krautstrunk estimated that the sign is approximately 30 feet high from ground level. Mr. Muenzer stated that the business was closed for six months thereby necessitating the need to revisit this issue. Mr. Donia is requesting a 130 square foot sign over 20 feet in height, both in excess of the sign ordinance. He has never gotten a cost estimate to remove the sign from the roofline. Mr. Muenzer believes that the sign ordinance should be consistently enforced. The sign exceeds the height requirement and the square footage requirement; it is in a very prominent location and is aesthetically unacceptable. Board members agreed with Mr. Muenzer’s assessment. Schulz stated the sign should be dismantled at the roofline. She moved to deny approval of the variance at property commonly known as 5400 S. LaGrange Road, seconded by Grotzke and carried by unanimous Roll Call vote. The final decision will be made by the City Council at its next meeting on September 22, 2004. Mr. Donia was asked to provide a cost estimate to remove the sign at the roofline prior to the meeting date.
Mr. Peck stated that there will be a Special PC/ZBA Meeting held on September 21, 2004 re: rezoning of the annexed portion of the 5th Avenue Cutoff and whether it should remain all R-7 or a mixture of R-1 and R-7 zoning. The Engineer will bring 50 copies for distribution at the meeting. Mr. Krautstrunk stated that the draft Landscape Ordinance will be distributed at that meeting to be discussed at the following meeting.
There being no further business to discuss, Toth moved, seconded by Schulz to adjourn the meeting. Motion carried by unanimous voice vote.
Chairman Fullmer declared the meeting adjourned at 9:33 p.m.
RICHARD FULLMER, JR., CHAIRMAN