City of Countryside Plan Commission Zoning Board of Appeals met April 11.
Here are the minutes provided by the board:
Meeting called to order at 7:15 p.m. by Chairman Schwarz
Roll Call: Secretary Grotzke called the Roll of Members physically present as follows: Present: Chairman Robert Schwarz, Ronald Ward, Steve Kehr, Tina Grotzke, Danielle Edenfield, Bryan White, Tom Geraghty, Marco Gutierrez, Jonathan Gertsmeier
Also Present: Attorney Erik Peck, Planning Manager Richard Trent, Recording Sec. Prokop
Approval of Minutes -- The Regular Meeting Minutes of March 7, 2023 were previously distributed to Board Members. There being no corrections or additions to the minutes, motion made to approve the minutes as presented.
A motion was made by Mr. Ward, seconded by Ms. Edenfield that this matter be APPROVED as presented. The motion carried by the following vote:
Aye: 9 Schwarz, Ward, Grotzke, White, Kehr, Geraghty, Edenfield, Gertsmeier, Gutierrez
Nay: 0
Chairman’s Comments - None
Action Items
1. CASE #PSU23-0001: Consideration of a Special Use
a. To consider approving a Special Use to permit massage therapy as a secondary use to a primary business (Baci Salon Boutique) in the B-2 Zoning District at the subject property of 5512 S. Brainard Avenue, Suite 101.
Mr. Gutierrez moved to open the Public Hearing in this matter, seconded by Mr. Gertsmeier and carried by unanimous voice vote. The Petitioners were sworn in by Chairman Schwarz. The Proof of Notice has been received by the Building Department. Staff Report is as follows:
PM Mr. Trent stated that the Applicants, Colleen Bowman and Steve Klaric, request a Special Use to permit massage therapy as a secondary use to the primary business, Baci Salon Boutique. This business has been in existence for the past ten years at the same location.
Aerial views of the subject property were shown – south of 55th Street and north of Plainfield Road, right across the street from the Jewel Food Store. There are two (2) mixed-use buildings sharing one parking lot – 5508 and 5512 S. Brainard Avenue. The Applicant is located in Suite 101 of 5512 S. Brainard Avenue. There are a number of residential units plus five (5) small commercial businesses operating out of the two buildings. Ms. Bowman provided a hand-drawn floor plan of the premises; the property is approximately 8,750 sq. ft. with parking in the front. There are two (2) access points – ingress and egress drives, with angled parking. Photos of the north, south, east and west elevations were shown, depicting two very different shades of brick façade on the south elevation. The building has six (6) residential units and five (5) existing businesses; a free-standing sign is located on site.
Baci Salon occupies 1,176 square feet (Suite 101); Ms. Bowman seeks to convert a spare room, approximately 13’ x 8’ (104 sq. ft.), as the massage therapy portion. They would bring in one individual to use the spare room; there would be no other changes made to the building; they hope to bring in revenue to offset rising costs. They have not determined whether the individual would be an employee or an independent contractor. Staff has stated that there are twenty-one (21) regular parking spaces and one (1) ADA space shared between both buildings, which is adequate for this business. Current hours of operation are Tuesday through Saturday, afternoons and evenings by appointment. Those hours may change with the addition of the massage therapist. Staff recommends approval of the Special Use only as a secondary use to the primary business, Baci Salon Boutique, as requested, subject to the six (6) conditions noted in the Planning and Zoning Memorandum dated April 11, 2023.
Mr. Steve Klaric, husband of Ms. Bowman and receptionist at Baci Salon Boutique, stated that Mr. Trent did an excellent job in presenting their position. When they took over the salon ten years ago it was trashed and they worked very hard to get it in the excellent condition that it exists today. After exploring other options, they decided to remain in this building and offset rising costs with additional revenue. Mr. Gutierrez asked whether the individual (massage therapist) would sub-lease the space. They don’t know yet; they want to make sure that the chosen candidate has all the appropriate licenses and insurance necessary to operate in the business. They want to be in control of the situation.
Mr. Robert Floss, an interested party, stated that a physical therapist was there some time ago and there was never a problem. Baci Salon Boutique is an asset to Countryside; he fully supports the business.
Chairman Schwarz stated that the Applicant’s Petition will be entered into the record as Exhibit A and the Staff Memorandum (dated April 11, 2023) will be Exhibit B. There were no other comments or questions from interested parties or Board members. Mr. White moved to close the Public Hearing, seconded by Ms. Grotzke and carried by unanimous voice vote.
Mr. Gutierrez moved to approve massage therapy as a secondary use to a primary business (Baci Salon Boutique) in the B-2 Zoning District at the subject property of 5512 S. Brainard Avenue, Suite 101, seconded by Mr. Gertsmeier, subject to the six (6) conditions noted in the Staff Memorandum (dated April 11, 2023). Attorney Peck suggested a 7th condition, for clarification, stating that the location is limited to one (1) therapist or employee at any one time. Messrs. Gutierrez and Gertsmeier agreed to the 7th condition; motion carried by unanimous Roll Call vote.
A motion was made by Mr. Gutierrez, seconded by Mr. Gertsmeier that this matter be APPROVED as presented. The motion carried by the following vote:
Aye: 9 Schwarz, Ward, Grotzke, White, Kehr, Geraghty, Edenfield, Gertsmeier, Gutierrez
Nay: 0
Chairman Schwarz stated that this recommendation will come before the City Council at its next Regular Meeting on April 26, 2023 at 7:30 p.m.
2. CASE #PPUD23-0001: Consideration of a Business PUD (Special Use) – POSTPONED – to May 2, 2023
a. To consider approving a Special Use for a Planned Unit Development (PUD) in order to establish a business development of commercial uses (automobile service station and drive-through facility) in the B-2 Zoning District; and
b. To consider approving a Preliminary/Final Development Plan for a Planned Unit Development (PUD) in order to establish a business development of commercial uses (automobile service station and drive-through facility) in the B-2 Zoning District at the subject property of 6201 Joliet Road.
Ms. Grotzke moved to continue the above matter to the May 2, 2023 Public Hearing, seconded by Mr. Gertsmeier and carried by unanimous voice vote. Mr. Trent stated that the City has re-issued a new Legal Notice for this upcoming meeting with publication in a local paper and certified mailings to be sent this Friday (April 14, 2023).
Public Comments - None
Other Business
Comprehensive Plan Update - STATUS
The Steering Committee met last month (March 16, 2023). Mr. Trent distributed the Meeting Notes from that meeting to Board Members. Future plans are to focus on the Subarea Plans, Chapter Development and finally the Adoption Process – as the next steps to be taken with the Comprehensive Plan Update. If you have any questions, don’t hesitate to call Staff.
Mr. Trent discussed Parking Tickets (for March 2023) – There was a request for the specific locations of these tickets. The Police Department is operating a new ticket system; that information is not yet available. In March - 10 tickets were issued in total – 3 issued for idling trucks prohibited and 7 issued for parking/storing semi tractor/trailers. Mr. Trent will try to provide the information next month.
The Zoning Case Log from 2018-2023 is included in the Board packets and updated monthly. This is a tracking document for Staff and for PC/ZBA members. If Board members do not wish to receive this information, please advise Mr. Trent. The 75th Street Project – The Hoffmann Development Group has officially expired. The scope of the project has been dramatically revised and the entire site plan may be reconfigured. The Eddie Z’s building was to be demolished; now they may knock it down to the first floor to create a restaurant and convenience mart. Also, Hoffmann Development Group is selling the property/project to another developer (Prairie Realty Advisors). The northern portion will remain R-7 zoning; the southern portion was rezoned to B-3, Service & Wholesale Business District. This matter may come back before the PC/ZBA sometime this year.
Upcoming Cases
The Holiday Inn Project, 6201 Joliet Road, is a Special Use request for a Planned Unit Development (PUD) to allow the following commercial uses on site – a drive-through, a convenience mart, and fueling stations for trucks and automobiles. They will appear at the next PC/ZBA meeting.
The Plainfield/Brainard corner is the Physicians’ Immediate Care building; construction is proceeding.
The next PC/ZBA Meeting is scheduled for May 2, 2023 at 7:15 p.m.
ADJOURNMENT:
A motion was made by Mr. Geraghty, seconded by Mr. Gertsmeier, that this Hearing be ADJOURNED. The motion carried by the following vote:
Aye: 9 Schwarz, Ward, Grotzke, White, Kehr, Geraghty, Edenfield, Gertsmeier, Gutierrez
Nay: 0
Chairman Schwarz declared the meeting adjourned at 7:50 p.m.
https://www.countryside-il.org/wp-content/uploads/2023/04/04-11-23-PCZBA-Minutes.pdf
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