Docstoc

REGULAR MEETING

Document Sample
REGULAR MEETING Powered By Docstoc
					                                     MEETING

              PLAN COMMISSION/ZONING BOARD OF APPEALS

                           VILLAGE OF BURR RIDGE

                                  December 3, 2007


I.     ROLL CALL

The Regular Meeting of the Plan Commission/Zoning Board of Appeals was called to
order at 7:30 P.M. at the Village Hall, 7660 County Line Road, Burr Ridge, Illinois, by
Scott Uhler.

ROLL CALL was noted as follows:
PRESENT: 5 - Cronin, Franzese, Bolos, Manieri, and Stratis
ABSENT:      3 - McTigue, Perri, and Trzupek
Also present were Community Development Director Doug Pollock, Village Planner
Aaron Cook and Village Attorney Scott Uhler.

Commissioner Bolos as Plan Commission Vice-Chair ran the meeting with Chairman
Trzupek absent.

II.    APPROVAL OF PRIOR MEETING MINUTES

There were several minor changes suggested to the minutes by Commissioner Franzese
and Commissioner Bolos.

A MOTION was made by Commissioner Bolos and SECONDED by Commissioner
Cronin to approve the meeting minutes of the November 19, 2007 Plan Commission.

ROLL CALL VOTE was as follows:
AYES:     4 - Cronin, Franzese, Stratis, and Bolos
NAYS:     0 - None
ABSTAIN: 1 - Manieri
MOTION CARRIED by a vote of 4-0-1.

Commissioner Perri entered the meeting at 7:33 p.m.

III.   PUBLIC HEARINGS

A.     Z-17-2007; 7055 High Grove Boulevard (Kosich); Special Use and Findings of
       Fact – Continued from August 6, July 16, 2007, August 20, 2007, and
       September 17, 2007
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 2 of 9

Mr. Pollock stated that the Village continues to discuss possible options for this property.
Mr. Pollock stated that staff requests that the item be continued.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Franzese to continue the public hearing for Z-17-2007 to the January 21, 2008 Plan
Commission meeting.

ROLL CALL VOTE was as follows:
AYES:     6 - Cronin, Franzese, Manieri, Perri, Stratis, and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

B.     Z-21-2007; 8501 Kingery Highway (Falco) – Special Use and Findings of Fact
       – Continued from November 5, 2007

Mr. Pollock stated that the petitioner received Preliminary PUD approval earlier in the
year and that perhaps the most significant portion of the Final PUD review for the Plan
Commission may be the landscaping plan. Mr. Pollock referenced the landscaping
review provided by the Village Forester.

Vice-Chairman Bolos asked if the petitioner was present.

Mr. Joe Falco indicated that he has reviewed the staff summary and had no issues with
the recommendations as outlined by staff.

Vice-Chairman Bolos asked for questions and comments from the audience.

Mike Ruzicka, 8411 Meadowbrook Drive asked if there will be any stormwater
management for the development since he did not see any on the plan. Mr. Falco
indicated that they will provide underground stormwater management. Mr. Pollock
added that the petitioner will be required to prepare engineering plans and documents for
review by the Village.

Vice-Chairman Bolos asked for questions and comments from the Plan Commission.

Commissioner Cronin asked where the underground storage would be. Mr. Falco stated
that it would be under the landscaping area and under the some of the parking area as
well. Commissioner Cronin asked where the water run off would go. Mr. Pollock stated
that the full engineering has not been done yet so he is not certain where the run off will
go but the intent is to not exceed the current rate of water run off to the same place.
Commissioner Cronin asked if the access to the outdoor seating area will be through the
restaurant only. Mr. Falco stated that is correct. Commissioner Cronin asked if there will
be a fence along the south lot line. Mr. Falco stated that there will be and it will be the
same that is behind his restaurant. Commissioner Cronin stated that the Plan
Commission has concerns with the use of dryvit and asked where it would be used on the
new retail building. Mr. Falco stated that he’s not sure yet since the final elevations have
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 3 of 9

not been designed yet. Mr. Falco indicated that the existing restaurant uses dryvit on the
facia.

Commissioner Franzese stated that he understood why dryvit was used in the remodeling
of the existing building that the restaurant is located in. Commissioner Franzese stated
that this is a new building so higher quality materials should be considered.
Commissioner Franzese asked staff what a mountable curb is. Mr. Pollock stated that is a
curb that can be easily driven over. Commissioner Franzese stated that the landscaping
plan references three phases. Mr. Falco explained that they were originally thinking of a
project that involved three phases but that is not the current proposal.

Commissioner Manieri asked if there is a signed contract by Starbucks. Mr. Falco stated
that there is intent to lease. Commissioner Manieri stated that Starbucks are reassessing
their locations and he wondered what happens if there is a different type of restaurant in
that location. Commissioner Manieri stated that the traffic study reviews the use as a
Starbucks. Mr. Pollock explained that the Plan Commission is not being requested to
approve a Starbucks and the decision should not be based on Starbucks. Mr. Pollock
indicated that the traffic study was reviewed with the use of the out building as a
restaurant with a drive-thru. Commissioner Manieri wondered if the traffic study
included peak times based on the peak use of Starbucks in the morning. Mr. Pollock
explained that the traffic study peak times were for vehicles on the streets and not
vehicles accessing the restaurant with a drive-thru. Commissioner Manieri stated that he
likes the by-pass lane for the drive-thru as well as the stacking configuration now.
Commissioner Manieri asked where the dumpster for Starbucks is located. Mr. Pollock
indicated that it is to the north of the retail building. Commissioner Manieri wondered if
that is the best location.

Commissioner Perri indicated that he agrees with the new layout but he still has issues
with the outdoor seating at the existing restaurant. Commissioner Perri stated that he still
believes a barrier to the front of the seating area may be a good idea. Mr. Falco stated
that he can add bollards to the front. Commissioner Perri asked if the barriers decided
upon would be added to the landscaping plant for review. Mr. Pollock stated that if the
Plan Commission recommends a barrier it can be added to the landscaping plan.

Commissioner Stratis asked why there is no fence around the perimeter of the Shell
station. Mr. Falco stated that he’s not sure that would be possible. Commissioner Stratis
asked the petitioner if there have been conversations with the Engineer on the feasibility
of the underground storage. Mr. Falco stated that they have because when there was a
three phase project that included the property to the south they needed to prepare
engineering plans. Commissioner Stratis indicated that he’s concerned with the expense
of the underground storage which may lead to the need to revise the site plan. Mr. Falco
stated that underground storage is the only way to provide adequate storage for this
development. Commissioner Stratis wondered if there can be a condition that the use be
a restaurant. Mr. Pollock stated that any other land use for the out building would need
an amendment to the special use approval.
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 4 of 9

Commissioner Bolos asked if they regulate the height of the fence around the outdoor
seating area. Mr. Pollock stated that the Zoning Ordinance does not regulate that but he
believes the fence would be 4 feet. Commissioner Bolos asked if there will be liquor
served outdoor. Mr. Pollock stated that would be covered by the liquor license.
Commissioner Bolos asked if Starbucks will need to request special approval for their
hours of operation. Mr. Falco stated that Starbucks would be responsible for that and
according to their agreement he was responsible for securing the drive-thru.
Commissioner Stratis added that Starbucks will likely have a due diligence period after
signing a letter of intent. Commissioner Bolos asked if amending the ordinance for two
buildings on one lot would be opening the Village up to more of these requests. Mr.
Pollock stated that staff had thought about that and with so few Business Districts in the
Village staff is comfortable that the amendment will not lead to many requests.

Commissioner Cronin asked if there should be a larger opening for traffic north of the
retail strip center. Mr. Pollock stated that there is a 24 foot drive aisle and would not
want that to change to any wider or any smaller.

Commissioner Manieri stated that he would like to review the final landscaping plan.
Mr. Falco indicated that he would be fine with that.

Commissioner Perri reiterated his concern for the outdoor seating area.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Franzese to close the public hearing for Z-21-2007.

ROLL CALL VOTE was as follows:
AYES:     6 - Cronin, Franzese, Manieri, Perri, Stratis, and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Manieri to recommend to the Village Board approval of an amendment to Section
VIII.C.2 of the Zoning Ordinance to add the following to the list of special uses in a B-2
District: “More than one building on a lot provided the lot and buildings remain under
single ownership and that public infrastructure required by the Burr Ridge Subdivision
Ordinance is adequately provided for each building on the lot.” and to direct staff to
prepare Findings of Fact.

ROLL CALL VOTE was as follows:
AYES:     6 - Cronin, Manieri, Franzese, Perri, Stratis and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

A MOTION was made by Commissioner Perri and SECONDED by Commissioner
Cronin to recommend to the Village Board approval of a special use for outdoor seating
for the existing restaurant and to direct staff to prepare Findings of Fact subject to the
following conditions:
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 5 of 9

1.      Safety bollards shall be erected to protect the patio area from the street and
        adjacent drive aisle. The construction design and location of the bollards shall be
        subject to staff review and approval.
2.      The location and configuration of the outdoor seating area shall comply with the
        submitted site plan including a maximum of 512 square feet in area and a
        maximum of 8 tables with four chairs at each table.
3.      A landscaping plan shall be submitted indicating the type of perimeter fencing
        and landscaping around the outdoor seating area with said landscaping plan being
        subject to staff review and approval. The fencing shall be 4 to 5 feet in height.
4.      The operation of the outdoor seating area shall comply with terms and conditions
        of Section VIII.A.5 of the Zoning Ordinance as follows:

        a.     The dining area shall be enclosed by an open fence of approved design
               preventing access to the outdoor dining area except by a doorway from the
               interior of the restaurant;
        b.     Door to the dining area shall be self-closing;
        c.     Tables shall be cleaned promptly following use;
        d.     Furniture and umbrellas shall be weighted to prevent their movement in
               the wind;
        e.     Seating shall not exceed one chair for every 10 square feet devoted to
               outdoor dining and shall be counted in determining restroom and parking
               requirements;
        f.     No outdoor dining area shall be located so as to impede pedestrian traffic
               or proper access to and from the restaurant;
        g.     No public sidewalks or public area may be used for a private restaurant's
               outdoor dining unless specifically approved by the Village;
        h.     Outdoor food preparation, storage or display is prohibited;
        i.     Hours of operation of an outdoor dining area shall be as specifically
               approved by the Village for the existing Falco’s restaurant.

ROLL CALL VOTE was as follows:
AYES:     6 - Perri, Cronin, Franzese, Manieri, Stratis and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

A MOTION was made by Commissioner Manieri and SECONDED by Commissioner
Cronin to recommend to the Village Board approval of a special use for a drive through
window service for the proposed freestanding restaurant and to direct staff to prepare
Findings of Fact subject to the following conditions:

     1. The freestanding restaurant shall be constructed as per the submitted site plan
        except as modified below.
     2. An accessible parking space shall be added in front of the building.
     3. A mountable median between the drive through stacking lane and the adjacent
        parking lot drive aisle shall be added on the east side of the restaurant.
     4. The drive through lane on the north and west sides of the building shall be
        widened to 20 feet with a mountable curb on the outside edge.
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 6 of 9

ROLL CALL VOTE was as follows:
AYES:     6 - Manieri, Cronin, Franzese, Perri, Stratis and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Manieri to recommend to the Village Board approval of a zoning variation for a reduction
in the depth of the east side landscaping yard from 30 feet to 22 feet subject to the
extension of the existing fence and with extensive landscaping to be provided subject to staff
review and approval and to direct staff to prepare Findings of Fact.

ROLL CALL VOTE was as follows:
AYES:     5 - Cronin, Manieri, Franzese, Perri, and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 5-0.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Perri to recommend to the Village Board approval of the final plans for the construction
of a retail strip center with a freestanding restaurant and to direct staff to prepare Findings
of Fact subject to the following terms and conditions:

     1. The final site plan shall comply with the submitted plan except as modified
        herein.
     2. Final landscaping plan shall be subject to the review and approval of Village staff
        with the understanding that additional plant materials will be required in the east
        and south buffer yards.
     3. Final sign plans shall be subject to compliance with the Sign Ordinance which
        will require conditional sign review and approval by the Plan Commission and
        Village Board.
     4. Final building elevations shall comply with the submitted plans except that the
        colors shall be subject to review and approval by Village staff and no exterior
        insulating finishing system (EIFS a.k.a Dryvit) shall be used.

ROLL CALL VOTE was as follows:
AYES:     6 - Cronin, Perri, Franzese, Manieri, Stratis and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

C.      Z-25-2007; 5921 Madison Street and 9 Clubside Court (Salb) – Rezoning,
        Special Use and Findings of Fact

Mr. Cook stated that the petitioner seeks to rezone the property commonly known as
5921 Madison Street from the R-1 Single-Family District to the R-3 Single-Family
District and an amendment to Planned Unit Development Ordinance No. A-454-10-95 to
permit the modification of the approved Subdivision Plat for the purpose of consolidating
an adjacent parcel with Lot 5 of the Ruth Lake Ridge Subdivision. Mr. Cook indicated
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 7 of 9

that the amendment is for the purpose of increasing the floor area of the existing single-
family residence at 9 Clubside Court.

Vice-Chairman Bolos asked if the petitioner was present.

Mr. Greg Smith, attorney for the petitioner, stated that his client purchased a portion of Mr.
Acker’s property in 1998. Mr. Smith indicated that they wish to add onto the existing home
and with their existing home at the maximum floor area ratio they need to consolidate the
purchased property with the lot in Ruth Lake Ridge.

Mr. David Salb, 9 Clubside Court, indicted that they need to repair their home as a result of
a pipe breaking and flooding their home. Mr. Salb stated that they would also like to add
onto the home at the same time that the repair is taking place and in order to do that they
need approval from the Village.

Mr. Smith stated that after the consolidation both parcels will exceed the 30,000 square foot
lot area that is encouraged by the Village’s Comprehensive Plan. Mr. Smith explained that
the addition will be within the originally approved setbacks for the Ruth Lake Ridge
subdivision. Mr. Smith added that his client has received approval from the Homeowners
Association architectural review committee and the neighbors have been supportive of the
proposal.

Vice-Chairman Bolos asked for questions and comments from the audience and hearing
and seeing none she asked for questions and comments from the Plan Commission.

Commissioner Cronin asked if the property on Madison will be a buildable lot after the
consolidation of the back portion with the property on Clubside Court. Mr. Cook stated
that the property is non-conforming as to lot width but the parcel would be buildable
under the provisions of the R-3 District.

The Plan Commission agreed with the request and did not have any specific questions
relative to the proposal.

A MOTION was made by Commissioner Franzese and SECONDED by Commissioner
Cronin to close the public hearing for Z-25-2007.

ROLL CALL VOTE was as follows:
AYES:     6 - Franzese, Cronin, Manieri, Perri, Stratis, and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

A MOTION was made by Commissioner Franzese and SECONDED by Commissioner
Manieri to recommend to the Village Board that the subject property be rezoned from
The R-1 Single-Family Residence to the R-3 Single-Family Residence and to adopt the
Findings of Fact.

ROLL CALL VOTE was as follows:
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 8 of 9

AYES:    6 - Franzese, Manieri, Cronin, Perri, Stratis and Bolos
NAYS:    0 - None
MOTION CARRIED by a vote of 6-0.

A MOTION was made by Commissioner Franzese and SECONDED by Commissioner
Cronin to recommend to the Village Board an amendment to Planned Unit Development
Ordinance No. A-454-10-95 to permit the modification of the approved Subdivision Plat
for the purpose of consolidating an adjacent parcel with Lot 5 of the Ruth Lake Ridge
Subdivision and to adopt the Findings of Fact subject to the following:

       1. The proposed addition shall be in substantial compliance with the petitioners
          submitted site plan and building elevations.
       2. A Plat of Consolidation shall be recorded prior to issuance of a permit for the
          proposed addition to the existing single-family home. The plat shall reflect the
          consolidation of approximately 17,500 square feet of the back portion of the
          property commonly known as 5921 Madison Avenue to Lot 5 of the Ruth Lake
          Ridge Subdivision.

ROLL CALL VOTE was as follows:
AYES:     6 - Franzese, Cronin, Manieri, Perri, Stratis and Bolos
NAYS:     0 - None
MOTION CARRIED by a vote of 6-0.

D.     Z-26-2007; 15W320 North Frontage Road (Elvis Limousine) – Text
       Amendment, Special Use, Variations and Findings of Fact

Mr. Cook stated that there have been some changes made to the property that result in the
issued legal notice not being complete and accurate. Mr. Cook stated that staff also
wishes additional time to work with the property owner to discuss improvements to the
property. Mr. Cook indicated that staff believes the consideration may appear at the
January 21, 2008 Plan Commission meeting but that all the public notifications would be
done in full.

V.     OTHER CONSIDERATIONS

A.     PC-11-2007: 7600 Grant Street; Front yard parking inquiry

Mr. Pollock stated that the consideration is an informal inquiry into the addition of
parking at 7600 Grant Street. Mr. Cass Wenlund, attorney representing the property
owner, indicated that Computer Share has 110 full-time employees with only 58 parking
spaces. Mr. Wenlund stated that adjacent to the property they have secured an additional
40 parking spaces but those are only available short term.

Commissioner Stratis stated that he’s not sure the design is the best traffic flow and is not
sure it conserves green space the best as suggested in a letter drafted and sent to the Plan
Commission. Commissioner Stratis stated that he has an issue with the reduction in the
12/03/2007 Regular Meeting
Plan Commission/Zoning Board
Page 9 of 9

green space. Commissioner Stratis stated that at a minimum the parking along the
western side of the building should be eliminated.

Commissioner Perri asked how many employees are at the facility at one time. Mr. Phil
Phalen, Manager of Computer Share, indicated that there are 75 to 80 on the day shift
with some overlap and temporary workers not included.

Commissioner Manieri asked if underground stormwater storage has been contemplated
in order to use the area that is occupied by surface parking. Mr. Wenlund stated that the
underground storage would cost $500,000 to install. Commissioner Manieri stated that
the cost of underground storage is cheaper than the cost of the property across the street.
Commissioner Manieri explained that he would like to keep an existing tenant but he
does not like the reduction in the green space.

Commissioner Franzese asked what the property owner would do to minimize the impact
of reducing the green space. Mr. Wenlund said that they cannot add green space but it is
possible to enhance the landscaping.

Commissioner Cronin asked if the shared parking agreement can be modified to allow
Computer Share to use more of the existing parking field. Mr. Wenlund indicated that
the adjacent owner is not interested in changing that agreement.

Mr. Pollock stated that the issue may not specifically be the loss of green space but where
the green space is being lost from. Mr. Pollock indicated that the property owner will
take this discussion into consideration in making their decision to pursue a variation
further.

B.     Presentation of APA Award – Burr Ridge Village Center PUD and Sub-Area
       Plan

Mr. Pollock indicated that the Village was presented an award for the planning process
that took place for the Burr Ridge Village Center.

VII.   ADJOURNMENT

A MOTION was made by Commissioner Manieri and SECONDED by Commissioner
Cronin to ADJOURN the meeting at 9:32 p.m. ALL MEMBERS VOTING AYE, the
meeting was adjourned at 9:32 p.m.

Respectfully Submitted:


Aaron N. Cook, AICP                                                 December 5, 2007

				
DOCUMENT INFO
Shared By:
Categories:
Stats:
views:13
posted:3/8/2010
language:English
pages:9