SPECIAL MEETING OF THE
PLAN COMMISSION – ZONING BOARD OF APPEALS
CITY OF COUNTRYSIDE
Tuesday, June 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, MARK BENSON
APPROVAL OF MINUTES:
PUBLIC HEARING 1: Public hearing notice for the 6502 Joliet Road application was published on May 26, 2011 in The Doings Newspaper.
A RE-ZONING, SPECIAL USE, AND VARIANCE REQUEST TO ESTABLISH A PHYSICAL THERAPY FACILITY PURSUANT TO PORTIONS OF THE CITY OF COUNTRYSIDE, IL MUNICIPAL CODE (ZONING ORDINANCE) AS FOLLOWS:
- CONSIDERATION OF A RE-ZONING REQUEST FROM THE B-1 RETAIL (10-6A-1) ZONING CLASSIFICATION TO THE B-2 LIMITED SERVICE (10-6B-1) ZONING CLASSIFICATION, TITLE 10, CHAPTER 6 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE;
- CONSIDERATION OF A SPECIAL USE PURSUANT TO SECTION 10-6B-2 (SPECIAL USES), TITLE 10, CHAPTER 6 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT A PHYSICAL THERAPY FACILITY (HEALTH SERVICES);
- CONSIDERATION OF A VARIANCE PURSUANT TO SECTION 10-10-5 C: (SCHEDULE OF PARKING REQUIREMENTS), TITLE 10, CHAPTER 10 IN THE MUNICIPAL CODE OF THE CITY OF COUNTRYSIDE TO PERMIT A PHYSICAL THERAPY FACILITY WHICH PROVIDES THREE (3) REGULAR PARKING SPACES INSTEAD OF THE REQUIRED FOURTEEN (14) REGULAR PARKING SPACES;
THE APPLICANT IS THE ACCELERATED REHABILITATION CENTER, REPRESENTED BY MR. JOEL CIPOWSKI, WHOSE ADDRESS IS 205 WEST WACKER DRIVE, SUITE 1020, CHICAGO, IL 60606, THE PROPERTY IS OWNED BY THE OAK FOREST INVESTMENT GROUP, LLC, REPRESENTED BY DR. BASMAN SWEIS AND MS. SAMIRA SWEIS AT THE REAL ESTATE COMMONLY KNOWN AS THE SOMERSET MARKETPLACE AT 6502-6504 JOLIET ROAD, UNIT B, COUNTRYSIDE, IL 60525.
PUBLIC HEARING 2: Public hearing notice for the 30 Countryside Plaza application was published on May 26, 2011 in The Doings Newspaper.
AMENDMENT TO ORDINANCE 76-11-0 (COUNTRYSIDE PLAZA PLANNED UNIT DEVELOPMENT) IN ORDER TO ALLOW OUTSIDE SALES AS FOLLOWS:
- AMENDMENT TO ORDINANCE 76-11-O (COUNTRYSIDE PLAZA PLANNED UNIT DEVELOPMENT) IN ORDER TO ALLOW OUTSIDE SALES FOR THE FIVE BELOW, INCORPORATED BUSINESS AT 30 COUNTRYSIDE PLAZA;
THE APPLICANT IS FIVE BELOW, INCORPORATED, WHOSE ADDRESS IS 1616 WALNUT STREET, PHILADELPHIA, PA, 19105, THE PROPERTY OWNER IS THE SIMON PROPERTY GROUP, WHOSE ADDRESS IS 225 WEST WASHINGTON, INDIANAPOLIS, INDIANA 46204.
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 TUESDAY, JUNE 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. Daniel Moss, Mr. Crecencio Gonzalez IV, Mr. Mark Benson.
ABSENT: Mr. Charles Stoub, Mr. Richard Toth
ALSO PRESENT: Atty. Erik Peck, Ald. Pondelicek, CDP Swanson,
APPROVAL OF MINUTES
No minutes available at this time. 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: 6502 JOLIET ROAD
Chairman Fullmer read the Public Hearing Notice for the 6502 Joliet Road application published on May 26, 2011 in The Doings Newspaper.
A rezoning, special use, and variance request to establish a physical therapy facility pursuant to portions of the City of Countryside, IL Municipal Code (Zoning Ordinance) as follows:
- Consideration of a rezoning request from the B-1 Retail zoning classification to the B-2 Limited Service zoning classification, Title 10, Chapter 6 in the Municipal Code of the City of Countryside;
- Consideration of a Special Use pursuant to Section 10-6B-2 (Special Uses), Title 10, Chapter 6 in the Municipal Code to permit a physical therapy facility (Health Services);
- Consideration of a variance pursuant to Section 10-10-5C; (Schedule of Parking Requirements), Title 10, Chapter 10 in the Municipal Code to permit a physical therapy facility which provides three regular parking spaces instead of the required fourteen regular parking spaces.
The applicant is the Accelerated Rehabilitation Center, represented by Mr. Joel Cipowski, 205 West Wacker Drive, Suite 1020, Chicago, IL 60606. The property is owned by the Oak Forest Investment Group, LLC, represented by Dr. Basman Sweis and Ms. Samira Sweis at the real estate commonly known as the Somerset Marketplace at 6502-04 Joliet Road, Unit B, Countryside, IL, 60525.
Ms. Grotzke moved to open the Public Hearing, seconded by Mr. Benson and carried unanimously. The applicant, Mr. Joel Cipowski and Dr. Basman Sweis, were sworn in by Chairman Fullmer. The Building Department has received the required Proof of Notice.
CDP Mr. Swanson made the Staff presentation. He stated that the premises are classified B-1 Retail with special use; estimated acreage is 0.59 acres. The applicant, Accelerated Rehabilitation Center, requests a rezoning, special use and variance to establish a physical therapy facility pursuant to portions of the City of Countryside Municipal Code.
The proposed business, physical therapy use, is classified as health service and is only permitted in the B-2 Limited Service zoning district. If rezoning is allowed, the applicant proposes a special use application to establish a health service use at 6502 Joliet Road. The business offers orthopedic, sports and industrial rehabilitation, hand therapy, spine and vestibular rehab, lymph edema management and women’s health, physical therapy, athletic training services and long-term care.
The applicant also requests a variance to Section 10-10-5 C (Schedule of Parking Requirements) to establish a physical therapy use at a property which provides three regular parking stalls instead of the required 14 parking stalls. The location is approximately 2,378 s.f. According to the parking code, the use would require 14 parking stalls – 1 space for each employee, 1 space for each 200 s.f. of floor area resulting in 14 required parking stalls for this use.
The property is a mixed use two-story office buildings which provides 30 regular parking spaces, 3 garage spaces and 6 on-street parking spaces for a total of 39 regular parking spaces. The on-street parking use was granted to Dr. Sweis by the City on Stalford Road. Unit 1, 2,800 s.f requires 14 spaces; Unit 2, 1,400 s.f. requires 7 spaces; Units 3 and 4, 400 s.f. each require 2 spaces each, Unit A, 2,780 s.f. requires 11 spaces (Adult Day Care) and Unit B, 2,378 requires 14 spaces (proposed physical therapy). Staff’s opinion is that the business would not require 14 parking spaces.
Mr. Joel Cipowski stated that the medical office has two employees so they only use three parking spaces out of the 14 allotted to them. The physical therapy service will be allowed to use the excess parking spaces. Hours of operation are from 7 am to 5 pm Mon.-Fri. They will employ one physical therapist and one front office receptionist; they could handle up to two patients at one time. Legally the therapist can only see one patient every half hour; that’s why they propose four parking spaces for the premises. The patients must be constantly monitored for insurance purposes. The business has 180 locations mostly in the Midwest. They have completed their due diligence and found a strong need for physical therapy in this region. Being located next to the Adult Day Care they feel that is a great mix and both businesses will work hand in hand. Dr. Sweis agreed that the fit is beneficial.
Mr. Lube asked if the premises will automatically revert to B-1 if the physical therapy use ends. Atty. Peck stated that could be included but the terms must be very specific. The entire building is developing into a medical facility. Retail use of the building would require increased parking capacity – which is not available. Mr. Swanson stated this is an optimal use of the unit re: parking.
Chairman Fullmer asked for comments from Interested Parties – Bob Bruscato, 108 Meadow Drive, lives across the street, and is concerned about parking. Mr. Swanson stated that adults are picked up and dropped off by driven van.
The applicant made a closing statement reiterating that the mix between the physical therapy and the adult day care is a good fit for that center. There is very low traffic volume; it is generally a good business for the City. Mr. Gonzalez moved to close the evidentiary portion of the hearing, seconded by Mr. Lube and carried unanimously.
Mr. Moss moved (1) to approve the rezoning from B-1 Retail Zoning to B-2 Limited Service, (2) to approve the special use to permit a physical therapy facility and (3) to approve a variance which will provide three regular parking spaces instead of the required 14 parking spaces on the property commonly known as 6502-04 Joliet Road, seconded by Mr. Gonzalez and carried by unanimous Roll Call vote – 6/0/2. Chairman Fullmer advised that this matter will come before the City Council at its Regular Meeting on June 22, 2011.
PUBLIC HEARING RE: 30 COUNTRYSIDE PLAZA – FIVE BELOW
Chairman Fullmer read the Public Hearing Notice for the 30 Countryside application published on May 26, 2011 in The Doings Newspaper.
Amendment to Ordinance 76-11-O (Countryside Plaza Planned Unit Development) in order to allow outside sales as follows:
- Amendment to Ordinance 76-11-O (Countryside Plaza Planned Unit Development) in order to allow outside sales for the Five Below Inc., business.
The applicant is Five Below, Incorporated, 1616 Walnut Street, Philadelphia, PA 19105. The property owner is the Simon Property Group, 225 West Washington, Indianapolis, IN 46204.
Mr. Moss moved to open the Public Hearing, seconded by Mr. Benson and carried unanimously. The applicant was sworn in by Chairman Fullmer. The Building Department has received the required Proofs of Notice.
CDP Mr. Bryan Swanson made the Staff presentation. This application concerns the Five Below business which is in the Countryside Shopping Plaza. The classification is B-1 Retail with the PUD; estimated acreage of the entire plaza is 45-50 acres. The applicant specializes in selling retail merchandise to teenagers. All sales are $5.00 or less; they are requesting an amendment to Ordinance 76-11-O in order to allow outside sales in the PUD. The merchandise for sale will be inside large 6×6 wire frame baskets; this will help promote seasonal items to the public. City ordinance strictly prohibits outdoor sales except for the original Frank’s Nursery retail business. Home Depot has also requested a similar amendment to the ordinance to permit outdoor sales at their location.
Five Below wishes to utilize the area under the canopy on either side of the front doors for outdoor sales. The PC/ZBA should consider the following – hours of operation, items stored outside and installation of a fire suppression system under the canopy. The Fire District is not able to appear this evening but in speaking to Fire Marshal Tholotowsky that would be a definite requirement.
Ms Christie Lane stated that the merchandise will be taken indoors in the evening depending on the weather. They just located to the Chicago area on May 8. The company has not considered installing a fire suppression system. The property owner should install those systems before these requests come to the PC/ZBA. Mr. Benson asked how much room is left on the sidewalk after the bins are in place. – about three feet. Chairman Fullmer suggested continuing this matter until next month for further consideration. Board agreed.
Mr. Swanson discussed the asphalt driveways on residential property throughout the City. Board discussed the diagram presented and whether to allow driveways to protrude into the side yard setback in the future. There is nothing in the Code concerning this; it is brought up as a discussion item at this time.
Next month’s agenda has the Matrix Contractor Group seeking to establish an office at 5503 LaGrange Road – they will probably need some special uses; Then the Barker Shop requesting variances for a doggie day care kennel with a dog run and rescue animals — overnight boarding of dogs/cats.
There being no further business to discuss, Mr. Moss moved to adjourn the hearing, seconded by Mr. Benson and carried unanimously.
Chairman Fullmer declared the meeting adjourned at 9:15 p.m.
RICHARD FULLMER, JR., CHAIRMAN