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PZBA recommends truck repair special use and landscaping variance for RVN Development; conditions on parking and easements
Summary
The PZBA unanimously recommended a special use permit for truck repair and a variance from landscaping requirements for RVN Development at 3120 170th Street, conditioned on limiting truck parking to designated north-side stalls, final engineering approvals, and resolution of an access easement to a village pump station.
The Planning and Zoning Board of Appeals on Jan. 28, 2026 recommended that the Village Board approve a special use permit to permit truck repair at 3120 170th Street and also recommended approval of a variance reducing required plant material along the west, north, and east property lines.
Architect Errol Jay Kirsch explained the project would construct two connected prefabricated metal buildings totaling about 12,400 square feet (roughly 6,000 square feet per section), each with four overhead doors, on a 4.08-acre triangular site adjacent to the Calumet River. He said the business "will serve 10 to 12 trucks daily," adding that most trucks will leave after service while some will stay longer for more complex repairs. Kirsch said the applicant has completed a survey and preliminary engineering and has met with the Metropolitan Water Reclamation District (MWRD).
Planner Maura Rigoni noted the recorded plat requires a 50-foot front-yard setback from 170th Street; the applicant's plan will be adjusted to meet that recorded setback. The applicant requested relief from installing new landscape material along portions of the property where existing vegetation will be retained, and the PZBA concluded a variance was appropriate given the site's unique conditions. The PZBA attached conditions including limiting truck parking to designated north-side spaces, staff review of decorative fencing, finalization of the access easement to the Village pump station, no outdoor storage of parts and materials, final engineering approvals (including MWRD and Cook County Highway Department), and site plan adjustments to meet the recorded 50-foot setback. Both recommendations were recorded as 9-0 votes and will be forwarded to the Village Board for final action.
The PZBA's Findings of Fact for the variance cite hardship due to the site's physical characteristics, including proximity to the Calumet River and existing natural greenery, and state the requested relief is the minimum necessary to permit reasonable use of the property.
