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REGULAR MEETING MEETING PLAN COMMISSION ZONING BOARD OF APPEALS VILLAGE OF BURR

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REGULAR MEETING MEETING PLAN COMMISSION ZONING BOARD OF APPEALS VILLAGE OF BURR Powered By Docstoc
					                                     MEETING

              PLAN COMMISSION/ZONING BOARD OF APPEALS

                           VILLAGE OF BURR RIDGE

                                   October 15, 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
Chairman Trzupek.

ROLL CALL was noted as follows:
PRESENT: 6 - Cronin, Franzese, Bolos, Perri, Stratis, and Trzupek
ABSENT:      2 - Manieri and McTigue
Also present were Community Development Director Doug Pollock, Village Planner
Aaron Cook and Village Attorney Scott Uhler.


II.    APPROVAL OF PRIOR MEETING MINUTES

Several members of the Plan Commission identified minor modifications to the minutes.

A MOTION was made by Commissioner Bolos and SECONDED by Commissioner
Cronin to approve the meeting minutes of the September 17, 2007 Plan Commission.

ROLL CALL VOTE was as follows:
AYES:     5 - Bolos, Cronin, Franzese, Stratis, and Trzupek
NAYS:     0 - None
ABSTAIN: 1 - Perri
MOTION CARRIED by a vote of 5-0-1.

III.   PUBLIC HEARINGS

A.     Z-17-2007: 7055 High Grove Boulevard (Kosich); Text Amendment, Special
       Use and Findings of Fact – Continued from September 17, 2007, August 20,
       August 6, and July 16, 2007

Chairman Trzupek stated that the Village Board has requested that the Plan Commission
continue this consideration.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Bolos to continue the public hearing for Z-17-2007 to November 19, 2007.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 2 of 10


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


B.     Z-19-2007: 15W455 79th Street (St. Mark’s Coptic Church); Special Use and
       Findings of Fact

Mr. Pollock introduced the hearing by outlining the modifications to the daycare that are
being requested. Mr. Pollock indicated that in 2001, the property owned and occupied by
St. Mark’s Coptic Orthodox Church was annexed into the Village. Mr. Pollock explained
that at the same time, the church received approvals for an addition to the church building
and special use was granted to operation a pre-school program in the church. Mr. Pollock
stated that the restrictions placed on the pre-school in 2001 were based in part on
concerns from the neighbors.

Chairman Trzupek stated that this item was on the prior Plan Commission agenda which
a quorum was not present. Chairman Trzupek indicated that there were many members
in the audience at that meeting for the hearing. Chairman Trzupek stated that the
audience was in support of the petition and that the Plan Commission took note of the
number of people who came out in support and advised that group that they did not need
to all attend the meeting tonight.

Mr. Mike Castalino, attorney for the petitioner, stated that the use is not a new use and
that the expanding program will be within the existing facilities. Mr. Castalino explained
that no building expansion will be necessary.

Commissioner Manieri entered the meeting at 7:40pm.

Ms. Nevin Michael stated that the program has been in operation for 4 years with most of
the participants being non-members. Ms. Michael stated that the existing users of the
program are requested the expansion of the program. Ms. Michael explained that
allowing the program to start 1 hour earlier will allow for greater flexibility for the work
schedules of the users. Ms. Michael emphasized that the expansion of the program will
not require an expansion in the building. Ms. Michael stated that there have been no
incidents of children trespassing onto adjacent properties and the children will use the
indoor facilities.

Chairman Trzupek asked what the current enrollment of the program is. Ms. Michael
stated that there are approximately 25 children enrolled.

Chairman Trzupek asked for questions and comments from the audience and seeing and
hearing none he asked the Plan Commission for comments.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 3 of 10

Commissioner Cronin asked if adding only 1 or 2 more staff members will be adequate to
handle the increase in children. Ms. Michael indicated that the DCFS will regulate how
many staff members are required based on the number and age of the children.
Commissioner Cronin asked if there will be background checks on the employees. Mr.
Castalino indicated that DCFS will also handle that.

Commissioner Franzese asked what the current staffing is. Mr. Joe Mullen with St.
Marks Coptic stated that there are 4 staff members. Commissioner Franzese asked if the
banner sign in use if a type of permitted signage. Mr. Pollock indicated that the Sign
Ordinance does not permit the use of banners.

Commissioner Bolos asked if DCFS is the only regulating agency. Mr. Mullen stated
they are. Commissioner Bolos asked if there are any interior changes planned as a result
of the expanded program. Mr. Mullen indicated that they will be adding furniture but no
structural of substantial changes. Commissioner Bolos asked if they have ever reached
their current maximum of 30 children. Mr. Mullen stated that the maximum number they
had at one time was 26.

Commissioner Manieri asked if many of the same families will be bringing multiple
children to the facility if the modifications are approved. Mr. Mullen stated that it is the
parents with multiple young children that are asking for the modifications.
Commissioner Manieri stated that it is likely the increased number of children in the
program may not dramatically increase the traffic associated with the program.
Commissioner Manieri added that he drives 79 th Street everyday and he has not seen any
issue with children.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Franzese to close the public hearing for Z-19-2007.

ROLL CALL VOTE was as follows:
AYES:     7 - Cronin, Franzese, Bolos, Manieri, Perri, Stratis, and Trzupek
NAYS:     0 - None
MOTION CARRIED by a vote of 7-0.

A MOTION was made by Commissioner Franzese and SECONDED by Commissioner
Manieri to recommend special use approval for an amendment to Ordinance No. A-834-
17-01 to allow the expansion of the existing pre-school from no more than 30 children
ages 3 years to 6 years on Mondays through Fridays from 8:00am to 6:00pm to no more
than 40 children, ages 6 weeks to 6 years on Mondays through Fridays from 7:00am to
6:00pm for the property that includes a church with an accessory pre-school and is located
at 15W455 79th Street and to adopt the Findings of Fact.

ROLL CALL VOTE was as follows:
AYES:     7 - Franzese, Manieri, Cronin, Bolos, Perri, Stratis, and Trzupek
NAYS:     0 - None
MOTION CARRIED by a vote of 7-0.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 4 of 10

C.     Z-20-2007: 16W129 83 rd Street (Community Support Services) – Text
       Amendment, Special Uses, Variation and Findings of Fact

Mr. Cook introduced the hearing by indicated that the petitioner is seeking to occupy the
existing 11,670 square foot building at 16W129 83 rd Street. Mr. Cook stated that the
petitioner seeks to locate what is referred to as a “dog day care and boarding facility”
which would be open to the public. Mr. Cook explained that the business would provide
grooming and training services with a limited amount of retail. Mr. Cook stated that the
majority of the activity is proposed to take place entirely within the existing building
however there is a proposed dog run located to the rear of the existing building which
will be enclosed by an 8 foot fence. Mr. Cook added that the petitioner also seeks to fill
in the area of the depressed loading berth at the west end of the building in order to
improve access for patrons from the parking area to the front door. Mr. Cook indicated
that the proposed land use is not listed as a permitted or special u se in the G-I General
Industrial District and therefore the petitioner is seeking a text amendment.

Mr. Paul Buikema, attorney for the petitioner, stated that

Ms. Kathy Deets, manager and operator, stated that she started the Barker Shop at 55 th
Street and LaGrange. Ms. Deets indicated that she has 50 to 60 dogs in approximately
3,300 square feet. Ms. Deets stated that she has not had any neighborhood complaints
with the business. Ms. Deets explained that she is familiar with the area and that she
believes this service is something that is needed and that many of her clients live in the
Hinsdale and Burr Ridge area.

Chairman Trzupek asked for questions and comments from the audience and seeing and
hearing none he asked the Plan Commission for comments.

Commissioner Stratis stated that he had no issue with filling in the loading area and no
issue with the dogs head above the entryways. Commissioner Stratis asked if there will
be any vets on site. Ms. Deets indicated that there will not be any vets at the facility but
she has relationships with vets in the area if care is needed. Commissioner Stratis asked
if there are any licensing requirements. Ms. Deets stated that the industry is not yet fully
regulated. Commissioner Stratis asked why the use is not considered a kennel. Ms.
Deets explained that there is a shift in the industry and the services they provide are not
the same as what is thought of when discussing kennels. Commissioner Stratis asked if
there are any problems with 50 dogs placed in 1 room. Ms. Deets explained that they
have a behaviorist on staff who will keep logs on the dog’s behavior in order to ensure a
safe environment and that dogs are matched up with compatible dogs. Commissioner
Stratis asked if the dogs will be boarded overnight. Ms. Deets stated that dogs will be
there overnight. Commissioner Stratis asked if there are going to be any additional
handicap parking given the facility will be partly staffed by disable employees. Ms.
Deets stated that most will need transportation to the facility so there is no additional
need for added handicap parking. Commissioner Stratis asked what the public hours will
be. Ms. Deets stated the facility will be open from 7am-7pm. Commissioner Stratis
added that he would like bollards added in the area of the dog run.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 5 of 10


Commissioner Perri stated that there’s no space for small vans to drop off and asked how
many employees will be on-site at one time. Mr. King indicated that there will be 3
employees on-site at one time. Mr. King referenced a side door in the parking area to the
west of the building where drop-offs and pick-ups can take place. Commissioner Perri
asked if the customers will be able to observe their dogs. Mr. King stated that there is a
small viewing area.

Commissioner Manieri stated that he agrees that it’s a good idea to keep the piers of the
loading dock for any possible future use. Commissioner Manieri asked if this facility
will accommodate 4 times the number of dogs as the Barker Shop since the proposed
facility is 4 times the size. Ms. Deets indicated that there won’t necessarily be 4 times
the number of dogs with 4 times the space since the dogs need space to play.
Commissioner Manieri asked what the maximum number of dogs will be at one time at
the facility. Mr. King stated that there will be 30 to 50 dogs but not all will be there all
day. Ms. Deets there could be a total of 60 dogs but that is a growth number.
Commissioner Manieri asked what the maximum number would be in 5 years. Ms. Deets
indicated that during peak times such as the holidays there may be as many as 80 dogs at
the facility. Ms. Deets added that she would not want to get to 100 dogs at the facility
though. Commissioner Manieri stated that he is concerned peak time parking. Mr.
Buikema stated that there can be scheduling done for their clients in order to have an
organized drop-off and pick-up. Commissioner Manieri asked about the hours of the dog
run. Ms. Deets indicated that there will be limited hours in which dogs will be in the dog
run. Commissioner Manieri asked how many dogs could be on site with three
employees.       Ms. Deets stated that three employees can handle 50-60 dogs.
Commissioner Manieri indicated that he is concerned with the issue of noise and that if
the petition is approved he would want a maximum number of dogs with a limitation on
the operation of the dog run. Ms. Deets stated that the dog run is not an area for play and
that staff will be present with no more than 10 dogs in the dog run at one time and the
employees can address any barking that may take place immediately.

Commissioner Bolos asked at what point are dogs turned away. Ms. Deets stated that a
60 dog average is where they are successful. Commissioner Bolos asked about waste
clean-up. Ms. Deets stated that the employees are responsible and is one of the most
important tasks associated with a business they are proposing. Commissioner Bolos
stated that she is concerned that there is not enough parking. Ms. Deets stated that the
same number of dogs proposed at this facility is at the Barker Shop and there have been
no issues associated with the parking.

Commissioner Franzese asked how they could add parking. Mr. King indicated that they
can modify the dog run and place some parallel parking toward the rear of the property.
Commissioner Franzese asked for the maximum number of dogs at any one time at the
facility. Ms. Deets indicated that she does not have a specific number and would rather
have time to consider what would be the number but she would guess 85 dogs.
Commissioner Franzese stated that this type of operation may be most appropriate in
industrial districts.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 6 of 10


Commissioner Cronin asked if the disabled employees will not need parking does that
mean they are going to be brought in by a van or larger vehicle. Commissioner Cronin
asked if the concrete for the loading dock will remain. Mr. King indicated that the
concrete walls will remain but that the concrete floor will be at least partially removed.
Commissioner Cronin stated that the barking of the dogs could be a nuisance to the
neighbors even as industrial users.

Chairman Trzupek stated that he does not have an issue with the dogs head on the front
of the building. Chairman Trzupek explained that there should be a plan for parking to
the rear of the building now rather than planning on it for later. Chairman Trzupek
reviewed the main issues discussed by the Plan Commission. Chairman Trzupek asked
staff to review the noise ordinance and its relative enforceability to this project.

A MOTION was made by Commissioner Manieri and SECONDED by Commissioner
Cronin to continue the public hearing for Z-20-2007 to November 5, 2007.

ROLL CALL VOTE was as follows:
AYES:     7 - Manieri, Cronin, Franzese, Bolos, Perri, Stratis, and Trzupek
NAYS:     0 - None
MOTION CARRIED by a vote of 7-0.

D.     V-05-2007: 9S174 Drew Avenue (Lombardo); Corner Lot Line Reversal
       Zoning Variation

Mr. Cook introduced the public hearing: The petitioner seeks a variation of the Zoning
Ordinance to reverse the front and corner side lot lines. Mr. Cook explained that the
Zoning Ordinance requires that the front yard for a corner lot is the narrower street
frontage and that the rear yard is opposite the front. Mr. Cook indicated that the subject
parcel is on a curved street with the south lot line adjacent to 81 st Street and the east lot
line adjacent to Drew Avenue. Mr. Cook stated that there is an existing single-family
home facing the Drew Avenue frontage.

Chairman Trzupek asked for questions and comments from the audience.

Mr. Marty Gleason, stated that the petitioners address has always been Drew Avenue and
that the request is more than reasonable. Mr. Gleason added that the petitioner’s maintain
their property in a grand manner.

Dr. Lombardo, 9S174 Drew Avenue added that Drew Avenue did not continue through
the curve and connect 81 st Street when the home was built. Dr. Lombardo stated that the
property was originally built and subsequently used in a manner where Drew Avenue was
the front.

Chairman Trzupek asked the Plan Commission for questions and comments.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 7 of 10

The Plan Commission generally agreed with the request and the findings for granting the
request.

A MOTION was made by Commissioner Cronin and SECONDED by Commissioner
Manieri to close the public hearing for V-05-2007.

ROLL CALL VOTE was as follows:
AYES:     6 - Cronin, Manieri, Franzese, Bolos, Perri, and Trzupek
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 variation to permit the front lot line
to be considered Drew Avenue for the property commonly known as 9S174 Drew
Avenue be approved and to adopt the Findings of Fact.

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


IV.    CORRESPONDENCE


V.     OTHER CONSIDERATIONS

A.     S-03-2007: 1333 Burr Ridge Parkway (McGraw Hill); Conditional Sign
       Approval, Sign Variations

Mr. Pollock stated that the petitioner has modified the sign from the original proposal.

Mr. John Streetz stated that they have revised the sign proposal to bring the total sign
area to less than 250 square feet.

Commissioner Bolos asked if the letters are brushed. Mr. Streetz indicated that they are
brushed aluminum letters.

Commissioner Cronin asked about the monument shown in the resubmitted drawings.
Mr. Streetz stated that the monument sign is existing and the information relative to the
sign was based on the previous meeting and discussions relative to the sign.

A MOTION was made by Commissioner Bolos and SECONDED by Commissioner
Perri to recommend approval of the variations from Section 55.07.A.1 of the Sign
Ordinance to allow a total of 2 signs with a combined area of 240 square feet rather than the
maximum of 2 signs with a combined area of 158 square feet and requests conditional sign
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 8 of 10

approval as per Section 55.07.B.1 of said Sign Ordinance to allow two wall signs mounted
higher than 20 feet above the surrounding grade level for the property consisting of a
158,000 square foot office building located on a 10 acre parcel commonly known as 1333
Burr Ridge Parkway and to adopt the Findings of Fact subject to the rezoning of the
property from the LI Light Industrial District to the O-2 District.

ROLL CALL VOTE was as follows:
AYES:     7 - Bolos, Perri, Cronin, Franzese, Manieri, Stratis, and Trzupek
NAYS:     0 - None
MOTION CARRIED by a vote of 7-0.

B.     S-05-2007: 7500 County Line Road (MPS Loria); Conditional Sign
       Approval, Sign Variation and Findings of Fact

Mr. Cook introduced the consideration. The applicant seeks approval to erect one ground
sign at 7500 County Line Road where an office building is currently under construction.
Mr. Cook stated that the applicant has modified the sign proposal from the initial
submittal to include two sign options. Mr. Cook explained that the proposed signs will
be externally illuminated and are approximately 49 and 57 square feet in area. Mr. Cook
indicated that construction on a much larger sign has already begun however no
additional work has been done pending review of the sign consideration by the Plan
Commission and the Village Board. Mr. Cook stated that the property is within the T-1
Transitional District which requires conditional sign approval for all ground and wall
signs. Mr. Cook indicated that the Sign Ordinance also limits ground signs to no more
than one per parcel provided it does not exceed 16 square feet in area, is located 10 feet
from all lot lines and does not exceed 8 feet in height. Mr. Cook added that while none
of the adjacent signs were as large of the proposed sign, each was determined to exceed
the maximum allowable area of 16 square feet. Mr. Cook stated that the sign at
Coglianese Funeral Home, 7520 County Line Road, is approximately 42 square feet, and
the signs at Shared Executive office buildings, 7416 and 7420 County Line Road, are
each approximately 52.5 square feet. Mr. Cook indicated that the petitioner has
submitted a revised sign proposal with two options.

Mr. Paul Buikema stated that the sign should not have been installed and that his client
and the contractors apologize for the error.

Chairman Trzupek asked if the foundation of the sign will be reduced with the reduction
in sign area. Mr. Bill Milarski, Monarch Design, stated that they can and will do that if
the Village wishes.

Commissioner Manieri stated that the sign that was erected without Village approval
should be removed completely and not just modified. Commissioner Manieri expressed
his preference for the smaller of the two signs. Commissioner Manieri indicated that he
would have placed a stop work order on the entire project as a result of constructing the
sign without a permit or Village approval. Commissioner Manieri stated that he would
not be in favor of any sign larger than 42 square feet.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 9 of 10


Chairman Trzupek asked if there will be stone behind the sign copy. The petitioner
stated that it is proposed to be stucco because the owner requested to replace the stone
with stucco in order to make the copy more readable.

Commissioner Bolos stated that the sign area should be reduced and if that cannot be
done reasonably then the existing sign should be completely removed and they should
start over.

Commissioner Franzese asked about the stucco behind the text. Mr. Malarski stated that
it will be dryvit between the piers. Commissioner Franzese explained that the likes the
style and design of the larger sign but not the increased area. Commissioner Franzese
stated that he does not believe the sign should be the largest on the block.

Commissioner Cronin stated his preference for the smaller sign and that he is not a fan of
dryvit because of the maintenance problem.

Commissioner Franzese stated that the new office building is a showcase building for the
Village and dryvit does not match the quality of the building.

Chairman Trzupek indicated that he was disappointed that he sign drawings show stone
behind the copy.

Commissioner Manieri stated that he does not believe the variation should be granted to
match the largest sign and that the sign should be in line with the 42 square foot sign at a
maximum. Commissioner Manieri added that he believes the existing sign should be
removed completely.

Mr. Buikema distributed a sign proposal with an area of 36 square feet. The Plan
Commission generally liked the revised sign with the smaller area. Commissioner
Manieri stated that there should not be any dryvit used as part of the sign.

Mr. Rick Loria, owner MPS Loria, stated that he wanted a smooth backing in order to
have a flat back drop to the lettering. Mr. Loria apologized to the Plan Commission for
constructing the first sign.

A MOTION was made by Commissioner Manieri and SECONDED by Commissioner
Bolos to recommend that the conditional sign approval as per Section 55.05.B.2 of the
Sign Ordinance for a ground sign in the T-1 Transitional District and a variation from
Section 55.05.B.2 of the Sign Ordinance to permit a ground sign that is approximately 36
square feet in area rather than the maximum sign area for a ground sign of 16 square feet
sign variations be granted and to adopt the Findings of Fact subject to the following
conditions:

    1. The proposed ground sign shall substantially comply with the submitted drawing.
    2. The end piers shall be raised to be taller than the sign face.
10/15/2007 Regular Meeting
Plan Commission/Zoning Board
Page 10 of 10

       3. The area behind the text shall be constructed with a smooth stone. The use of dryvit
          is prohibited.

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

C.        S-06-2007: Forest Edge Subdivision Entryway Sign Approval

Mr. Pollock stated that the homeowners association for Forest Edge is seeking to erect a
subdivision entryway sign. Mr. Pollock provided the 4 examples that were under
consideration.

The Plan Commission generally agreed that the options labeled as #3 was preferred.

A MOTION was made by Commissioner Bolos and SECONDED by Commissioner
Franzese to recommend that the conditional sign approval to erect a subdivision entryway
sign for the Forest Edge Subdivision which is located on the south side of 91 st Street
between County Line Road and Garfield Avenue be granted.

ROLL CALL VOTE was as follows:
AYES:     7 - Bolos, Franzese, Cronin, Manieri, Perri, Stratis, and Trzupek
NAYS:     0 - None
MOTION CARRIED by a vote of 7-0.

VII.      ADJOURNMENT

A MOTION was made by Commissioner Bolos and SECONDED by Commissioner
Manieri to ADJOURN the meeting at 11:07 p.m. ALL MEMBERS VOTING AYE,
the meeting was adjourned at 11:07 p.m.

Respectfully Submitted:


Aaron N. Cook, AICP                                                    October 18, 2007

				
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