Planning and Zoning Committee
Meeting Minutes
April 26, 2011
Call to Order
Chairman Clifford called the meeting to order at 7:08 p.m. In attendance were Aldermen
McGrogan and Alderman Gnap. Alderman Fulkerson was absent. Also in attendance were: Petitioner
Brian Lawrence of Lawrence Enterprises – Meineke, Robert Heidner from Heidner Properties, Phil
Riley, Architect, Ed and Ramsey Hassan, realtors, petitioners Pam and Victor Barnett – Pack Leader
Academy, Brooke Kosowski – Fine Arts Stageworks, representatives from the newspapers,
Community Development Coordinator Jim Furey, and Recording Secretary Susan Larson Spencer.
Docket #2011-06 – Brooke Kosowski – Fine Arts Stage works
Margaret Brooke Kosowski from Fine Arts Stageworks introduced herself and stated that she resided at 5820 W. 126 th
Street, Alsip, IL 60803. She is currently the owner and founder of the performing arts school called Fine Arts Stageworks and is interested in the commercial space located at 12228 S. Harlem Avenue which used to be The Magical Closet.
Ms. Kosowski stated she had a vested interest in this area and was born and raised in this area.
Professionally, the petitioner is a part-time music teacher at St. Alexander Parish, first thru eighth grade. She also spends time at Mount Assisi High School where she is the music and choral director.
After school she spends her time at the Fine Arts Stageworks and runs the fine arts program.
Ms. Kosowski further explained that she understood the difficulties in weighing the advantages of increased city revenue via city retail taxes and keeping the downtown district vibrant and full of businesses whether retail or service based. She believes FSW can offer both.
She stated that she has been in business about three years and offers private voice lessons, guitar, piano and violin, as well as group classes for theatre productions and dance classes. Dance classes include tap, ballet, jazz and hip hop. Some of the productions that have been offered in this area are High
School Musical, Christmas Carole, Camelot, Peter Pan , Footloose and soon to come Annie. The studio reaches out to offer these programs to the children of this community.
The prior business was located at 12831 S Harlem Avenue, behind Dunkin Donuts. She explained that her clientele growth has been slow but steady and that FSW is ready to grow into a larger space with a real opportunity with street exposure. Ms. Kosowski suggested that moving to Harlem Avenue would increase her exposure and the result would be increased clientele and an opportunity to provide more retail items such as dancewear, shoes, instruments and music instruction books.
She stated that with the focus being on retail she also wanted to point out a few things that Fine
Arts Stageworks could offer which goes above and beyond the revenue benefits for the city.
The second point is that FSW provides community involvement to the young families looking for a culturally rich community to raise their children. FSW would not only attract more potential customers to the surrounding businesses on Harlem Avenue but would advocate for Palos Heights and its booming fine arts presence. She further explained that FSW has remained in business throughout this economic downturn and experienced consistent growth which is not typical as arts programs are

usually the first to be eliminated. Lastly, every major suburban area from Evanston to Joliet advocate the arts programs in the community and why not Palos Heights.
Finally, she asked hoped that the board would see FSW as a catalyst for culture and elegance to an ever growing stream of vacancy on the Harlem Avenue strip. She recommended that the board would consider to filling those vacancies with progressive business owners such as her, those that are vested in the community and committed to the growth and forward thinking for the Palos Heights.
Alderman McGrogan asked about her staffing on a daily basis. Petitioner Kosowski stated that she would have eleven instructors. Daily there would be three to five part-time instructors because her hours are a bit untraditional, primarily from 3:00 pm to 8:30 pm. Alderman McGrogan suggested that he was in support of her request.
Alderman Gnap asked about the future expansion of the retail and asked about availability of costumes. Ms. Kosowski indicated that costumes are usually outsourced thru an online costume house. It is much more accessible to sell dancewear as opposed to dance costume. Dance costume is something needed at the end of the year recital and dancewear is needed throughout the dance lessons.
Dancewear would be expanded within her business.
Chairman Clifford asked about the store hours. Petitioner Kosowski stated that the change in location would most likely change her current hours. They are ready to take the growth and with more street exposure would come the responsibility of extended store hours for retail and administration.
The new hours would be from 9:00 a.m. to 8:30 pm, Monday thru Friday and possibly Saturday.
Chairman Clifford inquired about employee parking. Ms. Kosowski would recommend that they park behind the building.
Ms. Kosowski explained that classroom sizes could be one on one; and dance classes could be six to ten students at a time. Chairman Clifford wanted to know why the petitioner chose this location versus other areas that are zoned for B1. Petitioner Kosowski agreed that the street exposure and the fact that her business is different than her neighbors and something that would offer a lot of diversity to the strip. She further explained that the surrounding communities are saturated with these types of activities.
Chairman Clifford was concerned about playing a musical instrument and the noise associated with it. Ms. Kosowski assured it wouldn’t be an issue and they would build enclosed and sound proof suites. Chairman Clifford inquired about her signage plans. Ms. Kosowski indicated that she would put a sign above on the façade and wouldn’t block the windows. Chairman Clifford agreed and wished the community had a small performing arts facility for performances and felt it would be an added benefit to the community even though he typically would vote against anything that was not retail.
Chairman Clifford wanted to know if she had looked at any other places. Ms. Kosowski stated that she worked with a commercial realtor in town and the decision came down to price, the location and the increase in square footage.
Alderman McGrogan moved to allow Fine Arts Stageworks to operate a dance and singing studio at
12228 S. Harlem, amended to state that the hours of operation will be from 9:00 am to 9:00 pm;
Monday thru Saturday, as a B-1 Special Use in a B zoned district, seconded by Alderman Gnap.
All in favor. Motion Carried. AGENDA.
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This petition will be presented before the City Council to be drafted at their next regular scheduled meeting on May 3, 2011 at 7:00 p.m.
Docket #2011-04 – Pam and Victor Barnett – Pack Leader Academy
PetitionersVictor and Pamela Barnett stated that they resided at 8315 S. Lorel Avenue, Burbank, IL and presented the plans for their business Pack Leader Academy. Mrs. Barnett stated that she has been grooming for 24 years and training for 30 years and this is their third business and would like to incorporate dog training with the grooming all at one location. She commented the number of psychological problems that dogs have now. She currently explained that she has been training dogs at the owner’s homes for the past four years. She would like to incorporate dog training, training equipment, nutritional dog supplements, and grooming supplies and specialty items. She explained that they picked this location because they love Palos Heights.
The Barnett’s have owned multiple businesses over the past nine years and they sold the last one because they were planning on moving to Ottawa. Alderman McGrogan asked if there were any plans for overnight stays. Mrs. Barnett stated that there will be no overnight stays and many of their customers will be repeat customers from the north side. The groom takes 1.25 hours and they will wait in town and shop or eat. The dog training will probably be more local and they will have to pick them up after they are groomed.
Alderman Gnap was concerned about the noise factor between the new bank and the Advocate
Sleep Center. Mr. Barnett presented to the board a noise test report showing that it is a separate building with three feet of concrete on either side. The test had decibel levels of 110 and nothing could be heard next door and that same construction is on the other side. Mr. Barnett presented an email from Advocate that stated they attended the testing and confirmed the results. He is confident there won’t be any noise issue. He also stated that the ceilings are separate and there isn’t any sharing of construction.
Mr. Barnett explained that Phase II of the business shows that their retail sales will exceed the service sales in approximately 9 to 12 months through dog food delivery service. Alderman Gnap acknowledged that there are about 1200 registered dogs in town. Alderman Gnap confirmed that they would be selling specialty dog food and natural treats. Mrs. Barnett stated that they would also sell grooming supplies such as cologne, bows, brushes, combs, shampoos, backpacks, training tools, supplements, collars and other specialty items. Alderman Gnap welcomed diversity on Harlem
Avenue.
Chairman Clifford asked to see a layout of the store. Mr. Barnett explained that the front was retail and the back was services. Alderman Mcgrogan inquired about the number of employees and Mrs
Barnett stated up to six employees. The business is very specialized, a dog psychology center, and they will offer training for humans as well. Chairman Clifford confirmed that the main entrance/front of the store will be the retail area and the back of the store, on the west side which is 72 nd
Court, would be the training area. He acknowledged that there was a rear entrance. The Barnett’s indicated that the employees would enter and park in the rear and customers would enter from the front. She stated no more than ten dogs to a class; one class for the first month; and two classes for the second month initially. All services would be indoors. Mrs. Barnett stated that there would be two classes per week for training, an evening class and a Saturday morning class. Grooming would be available every day.
Mrs. Barnett stated the hours would be from 7:00 am to 7:00 pm.
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Chairman Clifford asked about licensing; specifically IL License 605/1-22. Mrs. Barnett indicated she always had a Kennel Catary License; up to twenty five and they were in compliance with the state.
Chairman Clifford acknowledged that the noise issue had been addressed and resolved. Chairman
Clifford addressed the issue of accidents on the public walkway next to the brand new bank and wanted to know how it would be handled. Mrs. Barnett explained that their customers are aware of this and it really doesn’t happen that often. They will clean it up and instruct customer to not feed their dogs and to relieve their dogs before arriving. Mrs. Barnett stated they would not be walking their dogs around the building. Chairman Clifford was concerned about stained concrete and lingering odors in the public area. Chairman Clifford wanted to know how many dogs were on site at one time.
Mrs. Barnett indicated maybe up to fifteen dogs during the course of a day. Mrs. Barnett stated that she would do most of the grooming and she would have another groomer and bather.
Alderman McGrogan moved to allow Pack Leader Academy to operate at 12332 S. Harlem Avenue as a B-1 Special Use in a B zoned district, seconded by Alderman Gnap.
All in favor. Motion Carried. AGENDA.
This petition will be presented before the City Council to be drafted at their next regular scheduled meeting on May 3, 2011 at 7:00 p.m.
Docket #2011-05 – Lawrence Enterprises - Meineke
Brian Lawrence, from Brian Lawrence Enterprises, Meineke Car Care stated that he resided at
12827 S. Harlem Avenue. He explained that he is trying to relocate in town to service their customers. He explained that they do auto repair, emissions testing, car care facility, and car repair.
They chose this location because of the ample parking, privacy fences and hills to stop sound, and a drive thru for the place that would buffer any sound or fumes,
Chairman Clifford asked about the fumes. Chairman Clifford clarified that the drive thru was not part of their building. He stated that is a fire access and not a place to park. He was concerned about the expensive homes that are very close. He asked about the safety precautions, fire hazards, and confirmed that they change oil, change transmission fluids, grind, and burn. Chairman Clifford stated that this store wasn’t set up for this type of operation and was concerned about storage and removal of all fluids. Chairman Clifford acknowledged that the fumes will vented out in the back alley towards the residents.
Petitioner Lawrence addressed the fumes and agreed that when cars drive around the building the fumes will be present when sitting there. Chairman Clifford restated that there will not be cars lined up behind the building. .Petitioner Lawrence stated that there will be a draft port exiting the fumes to the back of the building. Mr. Lawrence confirmed that they are registered with IL Safety Clean and registered with the EPA and in storage tanks. He assured everything is in an EPA state certified container, above ground; all within the building, and logged. Mr. Lawrence confirmed that didn’t do anything with tires except rotate them. Mr. Lawrence confirmed that the building has a sprinkler system.
Chairman Clifford asked about access. Mr. Lawrence explained that there are two addresses. At the 13400 location they propose to put a twelve foot garage door; there will be one entrance that will match the color of the other windows and they will drive in from one door. The exterior doors will remain the same and no openings out to the residents. There are two walk in doors in the back already
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existing. Their two existing signs will be put on top and illuminated at night.
Alderman McGrogan asked about the lifts and hydraulics. Mr. Lawrence confirmed that the lifts are all electric and the hydraulics would be inside the cylinder and are above ground. He confirmed that the height inside is good. He further stated that all service would be done inside they plan to insulate the firewall with another wall. They would install foam or another material between the walls from floor to ceiling. It will be sealed completely around and will also provide fire proofing and all the other walls are cinder block
Architect Phil Riley stated that the fire rating is 1 hour separation between tenants. Chairman
Clifford inquired about the building requirements. Mr. Riley stated that the code doesn’t differentiate what kind of tenant. They would like to take the existing wall and cap and fill with sound proofing.
In addition they will build an additional metal stud wall, sound proof it and add a dense 5/8 drywall on top of that and the whole system would be a 2 hour rated wall between the units. He confirmed that it would be caulked at bottom and top and sealed. Chairman Clifford confirmed that fire rated mineral wall which is about 6 inches. Mr. Riley stated there would be no penetrations. He explained that the electric outlets that go out to that wall will be surface mounted to avoid any penetration that would break the integrity of the wall. He further explained the design of the proposed building. He mentioned that there would be no pedestrian walking in front of their garage door. The second unit in from the north will be the store front; the first unit is the full width of the store and has a ten foot header. They will put in a glass door that would be the same color as existing store front; hence the appearance of the building will remain the same. They will cut out the sidewalk as the apron for the door but no pedestrians will walk there. It will be handicapped accessible with the bumps to alert pedestrians. There will be no additional doors in the back or on the side.
Chairman Clifford confirmed that the landscaping area will remain the same. He confirmed that the signage would be over the first or second bay area. Chairman Clifford inquired about the maximum cars that could be in the building at a time. Architect Phil Riley stated that they have the ability to pull cars all the way thru. The store is about sixty feet deep and would accommodate more than two cars.
It was agreed that the cars will be angled and should not exceed three or four cars at a time. Chairman
Clifford asked about overnight storage. Mr. Lawrence explained that if paid for, they will be left out in the lot with the keys in the car to be picked up.
Chairman Clifford confirmed that there is sales tax on parts and the remaining of business is service and labor. He confirmed that this location would suit their needs. Chairman Clifford is concerned about them working on any cars while in the parking lot. Mr. Lawrence stated that all their work is done inside. Chairman Clifford acknowledged that the area is very nice and didn’t want to change the image of the building or the area. Mr. Lawrence stated that they have been in the community for sixteen years and very respectable to their neighbors. Chairman Clifford stated that the only difference here versus your competitors is that they are all stand alone buildings and for good reasons. He is concerned about putting this business into an existing mall that isn’t designed for this type of business.
Mr. Lawrence acknowledged that they have tried to relocate to multiple locations in town.
Alderman McGrogan wanted to know the availability of the out lot by the Jewel. He was told the asking price was $750,000 for the land and it was under contract. Chairman Clifford wanted to know if there had been discussions with the building inspector and the fire chief with any building concerns.
Mr. Riley stated that he has not discussed this building with them but it has a sprinkler system.
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Alderman McGrogan inquired about the height of the wall behind. Mr. Lawrence explained that there is a privacy fence and a landscaped hill in between. Alderman McGrogan wanted to know the distance from the north wall and the boundary of the shopping center. Mr. Riley stated it was about fifteen feet. Alderman McGrogan was initially concerned about it being an eyesore for the residential area but felt the wall was a good buffer. He acknowledged that people will complain about everything.
Mr. Riley neighbors stated that the residents would not even know what type of business resides there.
Alderman McGrogan confirmed that most of their customers are from the area; assuming that
Harlem had a bigger traffic count. Mr. Lawrence stated that most business is from within a 5 mile radius and will notify all customers on their database. He was looking forward to the new location and increased street visibility. He suggested that customers would visit the surrounding businesses while they wait.
Chairman Clifford acknowledged that there business had been closed since April 19, 2011.
Alderman McGrogan inquired when they would be open for business again and was informed by the end of May. Alderman Gnap asked about their website; www.meinekeshop588.net
or Meineke Car
Care Center at www.meineke.com
. Mr. Lawrence stated that Meineke is rated in the top 200 franchises every year. He has worked out a long term lease of about 35 years and wants to be in town for a long time to come. Alderman McGrogan commented on their length of time in town and is glad to see them stay in the community.
Chairman Clifford stated that he supported it in theory but was concerned about the safety of the business in that location. He was concerned about the fuming, venting, and fluids. He discussed the ventilation needs. Mr. Lawrence explained that there will be one central exhaust fan with a filter in the center which will ventilate the fumes outside. He assured they would comply with all requirements to fit in.
Architect Riley confirmed that no cars will be behind or to the north of the building. He assured that they will work with the building department to meet the venting requirements.
Alderman McGrogan moved to allow Lawrence Enterprises to operate a Meineke Car Care Center at 13400 – 13410 S. Ridgeland Avenue as a B Special Use in a B District, seconded by Alderman
Gnap.
This petition will be presented before the City Council to be drafted at their next regular scheduled meeting on May 3, 2011 at 7:00 p.m.
All in favor. Motion Carried. AGENDA.
Respectfully submitted,
__________________________
Susan Larson Spencer
Recording Secretary
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