South Cook News

City of Palos Heights Zoning Board of Appeals met Nov. 8.

Here are the minutes provided by the board:

Call to Order

The public hearing in front of the Zoning Board of Appeals was called to order by Chairman Tom Stuchly at 7:15 p.m. at the Palos Heights Recreation Center, Orchard Room.

Roll Call

The following board members were present: Chairman Thomas Stuchly, Thomas Gregory, Jim Hughes, John Hanley, and Shannon Harvey.

Also present were Economic and Community Development Coordinator Ken Busse, Recording Secretary Margaret Carey, and the petitioners.

Chairman Stuchly swore all members in.

Approval of Minutes

Commissioner Hanley moved to approve the minutes from the July 12, 2021 meeting as presented, seconded by Commissioner Gregory. All in favor and motion carried.

Docket 2021-09: Petition filed by Essential Automotive Services, Inc. on behalf of Take 5 to consider a Special Use to operate within an existing structure within a B District, located at 12861 S. Harlem Avenue, and contained within PIN 24-31-100-054-0000, and which automobile special use shall provide services consistent with oil changes, coolant flushes, topping off fluids, tire inflation, cabin and air filter changes, and shall not provide services that consist of mechanical repairs, tire changes, use of pneumatic drills, or other services that emit noxious odors and loud noises.

Chairman Stuchly asked the petitioner to come forward and state their reason for the request.

Kevin Boyd and Mike Straus explained the concept and business model of Take 5. The parent company of Take 5 is Driven Brands. Take 5 strives to provide a quick and welcoming experience for services such as oil changes, coolant flushes, topping off fluids, tire inflation, cabin and air filter changes. Customers stay in their car during the services, which take approximately 10 minutes. Take 5 will not operate pneumatic drills or heavy automotive equipment, and no cars will be stored outside. Jason Cebulski, a civil engineer with Jacob & Hefner Associates, Inc., which represents Take 5, was also present at the meeting. Mr. Cebulski explained how the existing space (former Jiffy Lube) would be retrofitted, as well as how the stacking lanes and vehicular flow would be improved, with rear ingress and front exiting. This orientation would improve the building presentation, as well as the Harlem Avenue ingress/egress vehicular flow.

Mike Straus and Kevin Boyd added that due to the extensive investment required in the vacant former Jiffy Lube, Take 5 will be requesting and applying for a Class 7c incentive administered through Cook County. Still, the Class 7c will require consent on the part of the City. The Law Offices of Liston & Tsantilis, P.C. have conducted due diligence and prepared necessary documentation for the City to consider the possible consent of a Class 7c classification by the County. Take 5 will work with the City to ensure the City has all necessary documents for consideration of the incentive application.

Commissioner Hanley asked why Take 5 had to apply for a Special Use since the building was previously a Jiffy Lube. Ken Busse explained that in 1985 there was a City amendment to the B-District that changed automotive uses from a permitted use to a special use. Once the Jiffy Lube building was vacant for more than 1 year, its legal non-forming status became non-conforming. This then triggered the need for a special use permit.

Commissioner Harvey asked if they were making a new entrance off of Harlem Avenue. Take 5 representatives replied, no. The right-in/right-out ingress/egress along Harlem would remain the same. Take 5 customers would enter from Harlem, and drive to the rear service drive that provides access to Wendy’s, Jewel-Osco and Dunkin’. From there customers would enter the Take 5 service bays, and exit from the front of the building. Stacking lanes would not be in the front, thereby eliminating circulation conflicts along Harlem Avenue.

ZBA members expressed concerns over possible circulation conflicts with the Dunkin’ next door. Take 5 representatives explained that their “busy time” does not conflict with Dunkin’. Additionally, the rear access to Dunkin’ made possible by the Take 5 parcel would remain as an open entranceway.

Commissioner Hanley asked about environmental impact. Take 5 representatives explained they completed a Phase 2 study and checked soil. It is all good. No fluids will be stored in the basement. All stored oil has a retaining wall around it. They also recycle the used oil.

Motion

Commissioner Hanley moved to recommend approval of docket 2021-09: to allow an automobile Special Use to operate within an existing structure within a B District, located at 12861 S. Harlem Avenue, and contained within PIN 24-31-100-054-0000, and which automobile special use provides services consistent with oil changes, coolant flushes, topping off fluids, tire inflation, cabin and air filter changes, and does not consist of mechanical repairs, tire changes, use of pneumatic drills, or other services that emit noxious odors and loud noises, seconded by Chairman Gregory. On a roll call, the vote was:

AYES: 5 – Stuchly, Gregory, Hughes, Hanley, Harvey; NAYES: 0; ABSENT: 0

There being 5-0 vote, motion carried.

Finding of Facts on #Docket 2021-09

∙ Commissioner Harvey said we were missing a business like this in our town.

∙ Commissioner Hughes agrees.

Old Business

None

New Business

None

Public Comment

None

Adjourn

There being no further business, Commissioner Harvey moved to adjourn the meeting, seconded by Commissioner Hughes. All in favor.

Meeting adjourned at 7:46 p.m.

https://palosheights.org/AgendaCenter/ViewFile/Minutes/_11082021-578