Committee of the Whole

Village of Brookfield Agenda Committee of the Whole Meeting Monday, June 13, 2022 @ 7:00 PM or Immediately Following Village Board Meeting Edward Barcal Hall 8820 Brookfield Avenue Brookfield, IL 60513 I. ROLL CALL II. REGULAR BUSINESS 1. Discussion of Case 22-04 for 4000 Forest Avenue Petition Request for a Special Use Permit and Variances 4000 Forest Petition Request for a Special Use Permit and Variances III. PUBLIC COMMENT IV. EXECUTIVE SESSION 1. Pursuant to Section 2(c)(1) of the Open Meetings Act to Discuss the Appointment, Employment, Compensation, Discipline, Performance, or Dismissal of Specific Employees V. ADJOURNMENT Page 1 of 38  Committee Item Memo Meeting Date: June 13, 2022 Staff Contact: Kate Portillo, Village Planner Department: Community Development Subject: Discussion of Case 22-04 for 4000 Forest Avenue Petition Request for a Special Use Permit and Variances Background Information: In May 2021, ISC Capital LLC represented by Brandon Kurdziel made an application to the Planning and Zoning Commission for a special use permit and variances related to the adaptive reuse of the St. Barbara’s Convent located at 4000 Forest Avenue. The Planning and Zoning Commission conducted a public hearing on May 26, 2022. Mr. Kurdziel provided background on the property and identified ways that the adaptive reuse of the property supports goals of the Comprehensive Plan including the reduction of vacant property, the increase of housing and property tax revenue. He presented the concept plan for adaptive reuse of the site, explaining that the primary structure is in good condition and the intention is to renovate the space into six residential dwelling units. The garage accessory structure would be demolished and a parking pad with six spaces off the alley is intended for the west side of the property. He offered comment on site accessibility related to ADA, on-site stormwater management, and placement of the dumpster and Central Air compressor units. Mr. Kurdziel offered his company background and explained they have a portfolio of self-managed rental properties in the Chicago metropolitan area and are committed to providing good housing. Commissioners and members of the public raised questions regarding the layout of units, accessibility standards, consideration of parking offsets such as bicycle parking, compliance with stormwater management standards and the use of pervious materials for surface improvements. Findings of Fact: The Commission deliberations contemplated the standards of review for the following petition requests: Special Use Standards With the 4000 Forest Avenue parcel being in the A-1 zoning district, the proposed adaptive reuse of a convent for a multi-unit dwelling is compatible with the intent of the property’s zoning district in that it provides housing in a principal structure that has been vacant for a significant period of time. The proposed adaptive reuse is generally compatible as a residential use with the existing single- family residential uses in the vicinity as no exterior changes or increased building footprint are proposed. Page 2 of 38 Impacts which the special use may cause or intensify upon neighboring properties have been contemplated in regard to modification of the parcel to accommodate multi-unit housing, and efforts to mitigate stormwater management effects, parking congestion and negative impacts on neighboring property are intended. Variance Standards The hardship alleged is found to be derived from the conditions of the existing property which prevent full use to the same extent other properties in close proximity can be used as it was constructed as a convent and of a scale that it would be unrealistic to utilize as a single-family dwelling. The hardship alleged is not self-created or self-imposed by the applicant or any acts of the prior owner as the primary structure is existing and the proposal is for adaptive reuse. No other reasonable means exist other than the requested variations by which the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the property as the primary structure is masonry in very good condition and demolition would not be a prudent sustainability measure. The variations sought related to the existing site and proposed site improvements will not impair the adequate supply of light or air to the adjacent property. The variations sought will not unreasonably diminish the values of the adjacent property in that a property which has been vacant for +/- 10 years could again achieve a state of occupancy. The variations sought will not unreasonably increase congestion in the public streets or otherwise endanger public safety as a reserved parking space and dedicated bicycle parking will be assigned to each residential unit. The variations are in harmony with the general purpose and intent of the Village ordinances. Motions and Votes: The Planning and Zoning Commission voted 4-0 to recommend the following with conditions: • The approval of the Special Use permit for adaptive reuse of the existing structure from religious use to residential multi-family use with the condition that the site include bicycle storage either inside or outside and permeable materials for the parking area and all on-site private sidewalks. The Planning and Zoning Commission voted 4-0 to recommend the following: • To allow a variance in required parking per unit from two spaces to one space. • To allow a variance in the width of each parking space from 8’6” to 8’ and meets Illinois parking space width requirements. • To allow a variance in the required parking lot setback from 10’ to 1’. • To allow the following variances from the bulk requirements related to the existing structure as a matter of an accurate legal record: from 2.5 stories to 3 stories, from a 25’ front yard setback to +/- 15’, and from a 10’ corner side yard setback to +/- 5’. • To allow a variance in building coverage from 40% for corner lots to 47% (currently 54% as built). • To allow a variance in minimum green space from 40% to 25% (currently 30% as built). Recommendation(s): Page 3 of 38 Village staff recommends the Village of Brookfield Committee of the Whole review the attached for subsequent action by the Board of Trustees. Attachments: PZC-05.26.22-Agenda-Complete-Packet DRAFT PZC Minutes 05.26.2022 Page 4 of 38  VILLAGE PRESIDENT Michael J. Garvey VILLAGE CLERK 8820 Brookfield Avenue • Brookfield, Illinois 60513-1688 Brigid Weber (708) 485-7344 • FAX (708) 485-4971 BOARD OF TRUSTEES www.brookfieldil.gov Brian G. Conroy Edward J. Côté Jennifer Hendricks Kathryn S. Kaluzny REGULAR MEETING OF THE Kit P. Ketchmark David P. LeClere PLANNING AND ZONING COMMISSION VILLAGE MANAGER Timothy C. Wiberg May 26, 2022 @ 7:00PM MEMBER OF Illinois Municipal League Proviso Township Edward Barcal Hall Boardroom Municipal League 8820 Brookfield Avenue West Central Municipal Conference Brookfield, IL 60513 TREE CITY U.S.A. Since 1981 Agenda HOME OF THE CHICAGO ZOOLOGICAL SOCIETY I. Call to Order II. Roll Call III. Approval of Minutes ❖ March 24, 2022 IV. Public Comment V. New Business ❖ CASE No. 22-04 Public Hearing to hear a request for a Special Use Permit for adaptive reuse and of a vacant existing building formerly used for religious purposes at 4000 Forest Avenue to become an attached multi-unit residential building; and an application for variances for number of parking spaces, setback and size of parking spaces, lot area per dwelling unit, and bulk requirements including setbacks, green space, height, and building coverage to maintain an existing building at 4000 Forest Avenue. VI. Other Business ❖ Introduce Kate Portillo, Village Planner ❖ Updates from staff VII. Adjournment Page 5 of 38  8820 Brookfield Avenue • Brookfield, Illinois 60513-1688 (708) 485-7344 • FAX (708) 485-4971 www.brookfieldil.gov Planning and Zoning Commission · Record of Minutes March 24, 2022 @ 7:00 PM Edward Barcal Hall Boardroom 8820 Brookfield Avenue · Brookfield, IL 60513 I. Call to Order Chairman Grund called the regular meeting of the Planning and Zoning Commission to order at 7:00 PM. II. Roll Call Present: Commissioners Evans, Miller, Benjamin, Svoboda, Straka, Weber, and Chairman Grund Absent: None Others Present: Not mentioned III. Approval of Minutes Chairman Grund made a motion to revise the meeting minutes, dated January 27, 2022. Listed in Item III is an incorrect final count of “Abstains”. Four abstains are listed, but it should be three. The motion was seconded by Commissioner Straka and Village Board Liaison, Trustee Jennifer Hendricks. AYES: Evans, Miller, Benjamin, Svoboda, Straka, Weber, Grund NAYS: None ABSTAIN: None 7 Ayes, 0 Nays, 0 Abstains, Motion Passed IV. Public Comment None. V. Old Business None. VI. Case No. 22-02 Public Hearing for Text Amendment Regarding Removal of On-Site Commercial Parking Requirements for SA1 Core Mixed-Use and SA 4a General Mix Zoning Districts 1 Planning and Zoning Commission Record of Minutes – Meeting Date: March 24, 2022 Page 6 of 38  Chairman Grund made a motion to open the public hearing for PZC Case No. 22-02. Commissioner Straka so moved. The motion was seconded by Svoboda. AYES: Evans, Miller, Benjamin, Svoboda, Straka, Weber, Grund NAYS: None Motion Passed 7-0. Director of Community Development, Emily Egan presents the case and the staff report. After a discussion of possible situations going forward, Chair Grund asks if there is a motion to close the public hearing portion of the meeting. Commissioner Miller motioned to close the public hearing. The motion was seconded by Commissioner Straka. AYES: Evans, Miller, Benjamin, Svoboda, Straka, Weber, Grund NAYS: None Motion Passed 7-0. Commissioner deliberation begins. Commissioner Benjamin commended Kimley Horn’s parking assessment for 8 Corners and Downtown Brookfield. There is some discussion amongst the commissioners about the possibility of utilizing the north, rear parking lot at the Village Hall to allow additional parking for the downtown area. Commissioners discussed the Kimley Horn parking assessment from 2018 and the Village’s Comprehensive Plan. It was noted that removal of commercial on-site parking was not a recommendation within those documents. Commissioners discussed the possibility for larger developments occurring downtown and the possibility of one redevelopment which would have a high parking demand. The majority of the Commission saw the immediate need for economic revitalization within the downtown and expressed the desire to consider long-term parking solutions to meet anticipated parking demand. The Commission encouraged staff to explore options for private properties to provide shared public parking. The Commission also suggested staff provide communications on where public parking is currently available near the downtown and to consider adding additional parking where available. Chairman Grund asked if there was a motion to approve the text amendment regarding removal of on-site commercial parking requirements for SA1 core mixed-use and SA 4a general mix zoning districts in accordance with the staff report. Commissioner Benjamin so moved and the motion was seconded by Commissioner Miller. AYES: Evans, Miller, Benjamin, Straka, Weber, Grund NAYS: Svoboda ABSTAIN: None 6 Ayes, 1 Nay, 0 Abstains VII. Other Business Emily Egan provided a list of recent updates from the Community Development Department. 2 Planning and Zoning Commission Record of Minutes – Meeting Date: March 24, 2022 Page 7 of 38 VIII. Adjournment Chairman Grund asked if there was a motion to adjourn the meeting at 8:04 PM. Commissioner Benjamin so moved the motion. Commissioner Miller seconded the motion. AYES: Evans, Miller, Benjamin, Svoboda, Straka, Weber, Grund NAYS: None ABSTAIN: None Motion Passed 7-0. The meeting adjourned at 8:04 PM. 3 Planning and Zoning Commission Record of Minutes – Meeting Date: March 24, 2022 Page 8 of 38  Planning & Zoning Commission Staff Report Meeting Date: May 26, 2022 Staff Contact: Emily Egan, Director of Community Development Case No. 22-04 Request for a Special Use permit for an adaptive reuse at 4000 Forest Subject: Avenue, Brookfield to become an attached multi-unit residential building: and request for Variances. Location: 4000 Forest Avenue, Brookfield, IL 60513 Applicant: ISC Capital LLC, Series Brandon Kurdziel Current Zoning: A-1 Single Family Residence District Current land Use: Vacant Former Religious Institutional Future land use designation: Attached Multi-Family Dates of Authorization: Applications Filed May 6, 2022 Date of Legal Notice of Public Hearing May 11, 2022 Date of Posting of Sign May 6, 2022 Date of Mailing of Notice May 10, 2022 Date of Public Hearing May 26, 2022 Applicant’s Requests: 1. Special Use Permit for an adaptive reuse of a former religious use to multi-unit residential. 2. Variance for number of parking spaces from 2 to 1 per unit. 3. Variance for size of parking spaces from 8.5 feet to 8 feet width. 4. Variance for parking setback from 10 feet (corner side yard setback) feet to 1 foot. 5. Variance for bulk requirements including height, lot area per dwelling unit, front yard, corner side yard, corner rear yard to allow existing building to remain. 6. Variance for Building Coverage from 54% (existing) and the Code Requirement of 40% to 47% (proposed). 7. Variance for Minimum Green Space from 30% (existing) and the Code Requirement of 40% to 25% (proposed). Background Information: In 2021 the Village amended the Zoning Ordinance to allow adaptive reuse of existing buildings to change from a former religious use to a multi-unit residential by Special Use Permit in the A-1 Zoning District. Unlike land uses that are not allowed in certain zoning districts, Special Uses are a type of 1 Page 9 of 38 allowed land use that may need additional review to be right for the surrounding context. This means the multi-unit residential building is allowed, but requires additional review through the Special Use Permit approval process. Existing Conditions and Site Context: The site at 4000 Forest Avenue is Zoned A-1 Single Family Residence District. It is a 50’ x 125.37’ lot which has a brick structure of 2,902 square feet and a detached garage. The site is surrounded by single family residential land use and zoning. The site is between two major commercial areas, the Ogden Avenue corridor and Downtown Brookfield. Applicable Zoning Ordinance Regulations: Definition: Special use permit means a specific use of buildings or land, or a combination thereof, as described and allowable upon the approval of the village board, subject to the provisions and requirements contained in this chapter. Definition: Adaptive reuse means the process of reusing an existing building for purposes other than it was originally intended. This can include the rehabilitation, retrofitting, extension, and expansion of the existing building but does not include the building’s complete demolition. Sec. 62-71. - Special uses. Except as specifically limited or regulated elsewhere in this chapter, the following uses may be permitted in the respective residential districts as shown subject to the issuance of a special use permit, as provided for in this chapter and subject to the additional standards hereinafter set forth or made applicable to the specific special use permit requested: (1) The following uses may be considered for application under the appropriate special use or planned development procedures of this chapter in single-family residential districts A, A-1, A-2, A-3: a. Clubs, private not for profit. b. Churches, temples and similar places of worship. c. Community residence, large, for more than eight persons. d. Convents and monasteries incidental to schools. e. Curb cuts on public streets for residential structures (see section 46-391). f. Multi-family buildings, so long as they are part of an adaptive reuse of a former religious use or school. Sec. 62-75 – Bulk, yard and space requirements A-1 Single Family Residence Maximum Height -Stories/Feet (whichever is less) 2.5/35 Minimum Yards: Front 25, Corner side 20% or 10 feet which ever is less Maximum Building Coverage: Corner lot 40% Minimum Green Space: 40% Sec. – 62-290 – Required parking spaces Residential single-family dwelling - 2.0 spaces for each dwelling unit. attached or detached Multiple-family dwellings - SA districts: 1.25 space for dwelling unit. All other districts: 2.0 spaces for each dwelling unit. Sec. 62-268. - Required setback. 2 Page 10 of 38 No parking space nor portion thereof located in any residential zoning district may be located within any front yard setback. Nor shall any such parking space be located in any side or rear yard, except to the extent exempted within those sections governing side and rear yard usage within residential zoning districts. No parking spaces in any other zoning district may be located closer than five feet to any front yard property line or corner property line, or lot where landscaping is required under the terms of any special use of planned development permit. In all cases, no vehicle may be parked nor property owner maintain any parking lot or parking space to be occupied wherein any vehicle overhangs any public right- of-way or public sidewalk. Village Plans: The Comprehensive Plan designates this site a Traditional Neighborhood and speaks to the need for flexible and diverse housing stocks which could allow elderly populations to better age in place. The proposed project offers a “mid-density housing” option that is desired for the community. The Comprehensive Plan explains “The community has expressed a desire to have productive and innovative land uses in its residential areas. These land use should serve the needs of current and future residents. Brookfield’s housing stock should include both rental and owner-occupied units reflecting the range of lifestyles and incomes within the community.” Goal 2 of the Housing and Neighborhood chapter of the Comprehensive Plan is to “Encourage and support the development of diverse housing products at various price points and sizes, including senior and multi-family housing.” Analysis: The existing building has structural integrity, and the brick façade is a long-lasting building material that meets the Village’s design guidelines. There is a sustainability aspect of adaptive reuse for existing buildings. Instead of demolishing and reconstructing new, adaptive reuse diverts materials from landfills and reduces energy use and carbon emissions for construction material fabrication and delivery. The residential multi-unit use is compatible with the surrounding land uses of single family residential. The proposed mid-density residential project is allowed in other zoning districts near the subject site. This use is allowed along Prairie Avenue in the SA 4b General Mix with Reduced Height Zoning District just one block northwest of the subject site. The portion of Prairie Avenue near the subject site acts as a connector between two primary commercial areas, Ogden Avenue and Downtown Brookfield. Attachments: Application for a Special Use Permit Application for Variances Affidavit of mailing of legal notices Plat of Survey Proposed Site Plan Proposed Floor Plan 3 Page 11 of 38  Village of Brookfield Planning and Zoning Commission Application Packet Special Use Permit Application Applicant Information: 1. Name and Phone Number of contact person for application process ISC Capital LLC, Series 4000 (Brandon Kurdziel - 708-288-8241) 2. Petitioner’s Name ISC Capital LLC, Series 4000 3. Petitioner’s Address 8149 Karlov St Skokie IL 60076 4. Phone Number 708-288-8241 5. Email Address BrandonUnitedRE@gmail.com 6. Fax Number 7. Owner of Record Name 8. Owner of Record Address Property Information: 9. Common Street Address 4000 Forest Ave Brookfield IL 60513 10. Legal Description LOT 30 IN BLOCK 3 1N RICKER'S ADDITION TO BROOKFIELD, BEING A SUBDIVISION OF THAT PART OF THE EAST /2 OF THE NORTHEAST 1/4 OF SECTION 3. TOWNSHIP 38 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF OGDEN AVENUE. IN COOK COUNTY, ILLINOIS. 11. Permanent Tax Index Number 18-03-213-007-0000 12. When did the owner acquire the property? X 13. Is the petitioner in the process of purchasing/leasing the property? Yes____ No____ X If so, is the purchase/lease contingent on approval of the special use? Yes____ No____ 14. Is your property use presently (check one): Conforming ____ Non-conforming X ____ 15. If the property is a non-conforming use, please explain: Yes, subject property is a former convent _______________________________ for St Barbara Parish which has sat vacant for a number of years. ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ 16. Surrounding Zoning and Land Use: Zoning District Land Use North A-1 Single Family Residential Single Family Home South A-1 Single Family Residential Single Family Home East A-1 Single Family Residential Single Family Home West A-1 Single Family Residential Parking lot for St Barbara Parish Center Page 1 of 2 Page 12 of 38 Special Use Permit Application, continued A-1 Single Family Residential 17. What is the Zoning Classification of the subject property? ___________________________________ Multifamily - 6 units 18. What is the special use requested? ___________________________________________________ Conditions for Approval (attach a separate sheet if necessary): 19. Describe the proposed use’s compatibility with the intent and purpose of the property’s zoning district: The proposed use is following Ordinance 2021-07 to redevelop vacant church to provide more housing ______________________________________________________________________ units for the area. The property previously was used as housing for the Church. The current zoning is ______________________________________________________________________ ______________________________________________________________________ single family residential, but the current brick structure which is roughly a 5000+ sf building (not including basement) is not suitable for a single family home without tearing down some of the existing and historically ______________________________________________________________________ significant architecture. ______________________________________________________________________ 20. Describe the proposed use’s compatibility with existing uses on site and in the vicinity: The proposed use will strictly be a residential complex in a residential zoning. The existing brick shell ______________________________________________________________________ will be used so as to not disrupt the historic architecture of the area and to transform the building into ______________________________________________________________________ a more useful purpose. ______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ 21. Describe what special actions, if any, are contemplated to modify any unique, special, or unusual impacts which the special use may cause or intensify upon properties and uses upon public facilities or neighboring properties: ______________________________________________________________________ Petitioner does not believe the proposed use will impact the neighboring properties. Site was already used for housing for the Church. Petitioner does not intend to take any special actions; however the Petitioner ______________________________________________________________________ would consider any reasonable actions that the Village may require as a condition of its approval of a ______________________________________________________________________ special use permit. ______________________________________________________________________ ______________________________________________________________________ Please note that additional information may be required upon staff review. Any person who shall knowingly make or cause to be made, or conspire, combine, aid or assist in, agree to, arrange for, or in any way procure the making of a false or fraudulent application, affidavit, certificate, or statement, shall be guilty of a misdemeanor as provided by statute by the State of Illinois. ______________________________ 5/6/22 _________ Petitioners Signature Date ______________________________ _________ Owner’s Signature (or authorized agent) Date Page 2 of 2 Page 13 of 38  The Village of Brookfield Planning and Zoning Commission Application Zoning Variance Application Applicant Information: 1. Name and Phone Number of contact person for application process ISC Capital LLC, Series 4000 (Brandon Kurdziel - 708-288-8241) 2. Petitioner’s Name ISC Capital LLC, Series 4000 3. Petitioner’s Address 8149 Karlov St Skokie IL 60076 4. Phone Number 708-288-8241 5. Email Address BrandonUnitedRE@gmail.com 6. Fax Number 7. Owner of Record Name 8. Owner of Record Address Property Information: 9. Common Street Address 4000 Forest Ave Brookfield IL 60513 10. Legal Description LOT 30 IN BLOCK 3 1N RICKER'S ADDITION TO BROOKFIELD, BEING A SUBDIVISION OF THAT PART OF THE EAST /2 OF THE NORTHEAST 1/4 OF SECTION 3. TOWNSHIP 38 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF OGDEN AVENUE. IN COOK COUNTY, ILLINOIS. 11. Permanent Tax Index Number (PIN) 18-03-213-007-0000 12. When did the owner acquire the property? X 13. Is the petitioner in the process of purchasing the property? Yes____ No____ If so, is the purchase contingent on approval of variation? Yes____ X No____ 14. Is your property use presently (check one): Conforming ____ Non-conforming X ____ Yes, subject property is a former convent 15. If the property is a non-conforming use, please explain: _______________________________ for St Barbara Parish which has sat vacant for a number of years. ______________________________________________________________________________ ______________________________________________________________________________ ______________________________________________________________________________ Page 1 of 3 Page 14 of 38  16. Surrounding Zoning and Land Use: Zoning District Land Use North A-1 Single Family Residential Single Family Home South A-1 Single Family Residential Single Family Home East A-1 Single Family Residential Single Family Home West A-1 Single Family Residential Parking lot for St Barbara Parish Center Zoning Variance Application, continued A-1 Single Family Residential 17. What is the Zoning Classification of the subject property? ___________________________________ 18. List the variance(s) you are requesting: (1) Section 62-______ 290 Variance requested to _________________________________ allow one parking space per unit (2) Section 62-______ 266 _________________________________ Variance requested to stall width of 8' (3) Section 62-______ 268 _________________________________ Variance requested to required setback for parking (4) Section 62-75 - see appendix 19. What is the proposed use of or improvement to the property? Multi- family _______________________________ ___________________________________________________________________________________ 20. Is the building for (Check one): Personal Use___ X Rental___ Resale___ Please provide responses for the standards for granting zoning variances (attached). Any person who shall knowingly make or cause to be made, or conspire, combine, aid or assist in, agree to, arrange for, or in any way procure the making of a false or fraudulent application, affidavit, certificate, or statement, shall be guilty of a misdemeanor as provided by statute by the State of Illinois. 5/6/22 ______________________________ _________ Petitioners Signature Date ______________________________ _________ Owner’s Signature (or authorized agent) Date Page 2 of 3 Page 15 of 38  STANDARDS FOR GRANTING ZONING VARIANCES The Village of Brookfield’s Zoning Code (Chapter 62, Section 62-760) 1. The hardship alleged as the basis for the variation must be derived from difficulties pertaining to the property itself which prevent full use of the property of the same extent other properties in close proximity in the same zoning district can be used; See attached appendix ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ 2. The hardship alleged as the basis for a variation must not be self-created or self-imposed by the applicant or his agent nor by unauthorized and unpermitted acts of any prior owner; See attached appendix ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ 3. That there is no other means other than the requested variation by which the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the property; See attached appendix ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ 4. That the variation sought will not impair an adequate supply of light or air to adjacent property; See attached appendix ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ 5. That the variation sought will not unreasonably diminish the values of adjacent property; See attached appendix ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ 6. That the variation sought will not unreasonably increase congestion in the public streets or otherwise endanger public safety; ___________________________________________________________________ See attached appendix ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ 7. That the variation is in harmony with the general purpose and intent of this ordinance. ___________________________________________________________________ See attached appendix ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ Page 3 of 3 Page 16 of 38 Zoning Variance Application Appendix Variances you are requesting: Section 62-290 Variance requested to allow one parking space per unit Section 62-266 Variance requested to parking stall width of 8’ (if we can do the full width of the lot along the alley which is 50’ divided by 6 spots would be 8’4”) Section 62-268 Variance requested to required setback to allow parking (full width along alley) Section 62-75 Bulk, yard and space requirements Height – max height – stories 2.5 – less than 35’ (leave currently existing – no change) Lot area per dwelling unit Front yard – 25’ (leave currently existing – no change) Corner Side yard – 20% or not less than 10’ (no change to existing structure just adding parking pad) Corner Rear yard – 15% (no change to existing structure just adding parking pad) Maximum Building Coverage corner lot – 35%; currently 70.4% (including sidewalks, exterior stairs and current 2 car garage), requesting 75% (including sidewalks, removing 2 car garage, and adding a parking pad); building coverage is currently 54%, proposed will remove a garage so building coverage would decrease to 47% Minimum Green Space – 40% - currently 29.6%, requesting 25% Page 17 of 38 1.The hardship alleged as the basis for the variation must be derived from difficulties pertaining to the property itself which prevent full use of the property of the same extent other properties in close proximity within the same zoning district can be used; The property is an existing non-conforming use built before the zoning laws were enacted. The 3 variance requests for the parking are through careful analysis to fit parking on the existing site without disturbing the main structure. No other way is currently possible given the size of the lot. In regards to bulk, yard and space requirements, the variances sought are an attempt to save an existing structure that currently is a non-conforming use of the property, no additions will be made with the exception of a parking pad to accommodate more off street parking. 2.The hardship alleged as the basis for a variation must not be self-created or self-imposed by the applicant or his agent nor by unauthorized and unpermitted acts of any prior owner; The property is an existing non-conforming use built before the zoning laws were enacted. The 3 variance requests for the parking are not self created or self imposed due to the nature of the building and the current lot size and existing structure. These difficulties have not been created but are a function of the existing structure being noncompliant with the current zoning in addition to its years of vacancy. Converting this building into a multi-unit will eliminate the vacancy issue while utilizing it in the only way that appropriately suits its current size existing layout and structure. In regards to bulk, yard and space requirements, the variances sought are mainly to comply with the current structure and its non-conforming use in a residential district. 3.That there is no other means other than the requested variation by which the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to permit a reasonable use of the property; The property is an existing non-conforming use built before the zoning laws were enacted. The 3 variance requests for the parking are through careful analysis to fit parking on the site. No other way is currently possible. For the Bulk, yard, and space requirements variances: Given the size, existing layout, and structure, there are no other means other than the requested variation that would remedy the hardship listed above sufficient to permit a reasonable use of the property besides demoing the structure. Page 18 of 38 4.That the variation sought will not impair an adequate supply of light or air to adjacent property; In regards to all variances sought: The variation will not impair an adequate supply of light or air to adjacent property, but rather the contrary since a 2 car garage will be removed and replaced with a flat parking pad. Existing main structure will not have an addition and will use the existing structure. 5.That the variation sought will not unreasonably diminish the values of adjacent property; All variations sought will not unreasonably diminish the values of adjacent properties but quite the contrary since it will reuse a currently vacant building and provide additional housing to the neighborhood. 6.That the variation sought will not unreasonably increase congestion in the public streets or otherwise endanger public safety; All variations sought will not unreasonably increase congestion in the public streets and is an attempt to reduce congestion by providing additional parking spaces that are not currently provided. 7.That the variation is in harmony with the general purpose and intent of this ordinance. The granting of these variances is in keeping with the general purpose and intent of this ordinance. By granting these variances, a currently vacant Church building that was used for housing will be able to once again house people in a residential district that is close to shops and the train. This will provide a higher tax base as well as more customers for neighborhood shops as well as add to the workforce and population. Page 19 of 38 Page 20 of 38 EXISTING BASEMENT FLOOR PLAN EXISTING FIRST FLOOR PLAN EXISTING SECOND FLOOR PLAN EXISTING PENTHOUSE FLOOR PLAN Page 21 of 38 NEW PROPOSED BASEMENT FLOOR PLAN NEW PROPOSED FIRST FLOOR PLAN NEW PROPOSED SECOND FLOOR PLAN NEW PROPOSED PENTHOUSE FLOOR PLAN Page 22 of 38  PROPOSED SITE/LANDSCAPING WORK PLAN EXISTING SITE/LANDSCAPING PLAN Page 23 of 38  RIDGELAND ASSOCIATES INC. ARCHITECTS DESIGNERS PLANNERS 1 Riverside Rd. Riverside Illinois 60546 708.435.0300 708.435.0305 fax www.ridgelandassociates.com RESIDENTIAL RE-DEVELOPMENT SINGLE FAMILY USE NORTH PROPOSED BUILDING COVERAGE PLAN 4000 FOREST AVE. BROOKFIELD, IL. 60513 COVERSION TO MULTI-FAMILY USE (6 TOTAL UNITS) NORTH 22031 EXISTING BUILDING COVERAGE PLAN This document is an instrument of service and is the sole property of Ridgeland Associates, Inc. It may not be copied, reproduced, altered or reused in whole or in p art on any other project wit hout expressed writt en consent from Ridgeland Asso ciate s, Inc. BUILDING COVERAGE PLAN Page 24 of 38 0 4' 8' 16' 32' 1/16" = 1'-0" 48' 0 2' 4' 8' 16' 1/8" = 1'-0" 24' 0 3' 6' 12' 3/16" = 1'-0" 18' 0 1' 2' 4' 1/4" = 1'-0" 8' 12' 0 6" 1' 2' 1/2" = 1'-0" 4' 6' 0 4" 8" 16" 32" 3/4" = 1'-0" 4' 0 3" 6" 1' 1" = 1'-0" 2' 3' 0 2" 4" 8" 16" 1 1/2" = 1'-0" 2' 0 1" 2" 4" 3" = 1'-0" 8" 1' A1.1 2021 Ridgeland Associates, Inc. Recyclable  RIDGELAND ASSOCIATES INC. ARCHITECTS DESIGNERS PLANNERS 1 Riverside Rd. Riverside Illinois 60546 708.435.0300 708.435.0305 fax www.ridgelandassociates.com RESIDENTIAL RE-DEVELOPMENT SINGLE FAMILY USE NORTH PROPOSED SITE/LANDSCAPING WORK PLAN 4000 FOREST AVE. BROOKFIELD, IL. 60513 COVERSION TO MULTI-FAMILY USE (6 TOTAL UNITS) NORTH 22031 EXISTING SITE/LANDSCAPING PLAN This document is an instrument of service and is the sole property of Ridgeland Associates, Inc. It may not be copied, reproduced, altered or reused in whole or in p art on any other project wit hout expressed writt en consent from Ridgeland Asso ciate s, Inc. SITE COVERAGE PLAN Page 25 of 38 0 4' 8' 16' 32' 1/16" = 1'-0" 48' 0 2' 4' 8' 16' 1/8" = 1'-0" 24' 0 3' 6' 12' 3/16" = 1'-0" 18' 0 1' 2' 4' 1/4" = 1'-0" 8' 12' 0 6" 1' 2' 1/2" = 1'-0" 4' 6' 0 4" 8" 16" 32" 3/4" = 1'-0" 4' 0 3" 6" 1' 1" = 1'-0" 2' 3' 0 2" 4" 8" 16" 1 1/2" = 1'-0" 2' 0 1" 2" 4" 3" = 1'-0" 8" 1' A1.0 2021 Ridgeland Associates, Inc. Recyclable 5/6/22 Dear Neighboring Property Owner, The Village of Brookfield requires that applicants for a special use permit and zoning variance notify owners of the property within 250 feet of the subject property of the nature of the proposal, and the date, time, and place of the public hearing. I am proposing a multi unit adaptaive reuse of existing Church property at the property located at 4000 Forest Ave. According to Chapter 30 (Zoning) of the Brookfield Village Code, this property is zoned A-1 Single Family Residential and in this zoning district, my proposed use is considered a special use and requires a permit. We wish to preserve the existing structure and to prevent demolition. To preserve the existing structure we also need to request variances. These include: Section 62-290 Variance requested to allow one parking space per unit Section 62-266 Variance requested to parking stall width of 8’ (if we can do the full width of the lot along the alley which is 50’ divided by 6 spots would be 8’4”) Section 62-268 Variance requested to required setback to allow parking (full width along alley) Section 62-75 Bulk, yard and space requirements Height – max height – stories 2.5 – less than 35’ (leave currently existing – no change) Lot area per dwelling unit Front yard – 25’ (leave currently existing – no change) Corner Side yard – 20% or not less than 10’ (no change to existing structure just adding parking pad) Corner Rear yard – 15% (no change to existing structure just adding parking pad) Maximum Building Coverage corner lot – 35%; currently 70.4% (including sidewalks, exterior stairs and current 2 car garage), requesting 75% (including sidewalks, removing 2 car garage, and adding a parking pad); building coverage is currently 54%, proposed will remove a garage so building coverage would decrease to 47% Minimum Green Space – 40% - currently 29.6%, requesting 25% The public hearing before the Planning and Zoning Commission will take place on May 26th, 2022 at 7p.m. in the Brookfield Village Hall, located at 8820 Brookfield Avenue. The hearing is open to the public and comments from the public on the proposal are welcome. If you have any questions or concerns regarding this proposal, please contact me at 708- 288-8241 prior to the public hearing. Thank you for your time and consideration. Respectfully, Brandon Kurdziel Page 26 of 38 Page 27 of 38 Page 28 of 38 Page 29 of 38 Page 30 of 38 Page 31 of 38  AFFIDAVIT OF PUBLIG NOTICE TO SURROUNDING PROPERTY OWNERS The undersigned petitioner, on oath states that the undersigned notified, in writing, the owners of all property within 250 feet, excluding rights of way, in each direction of the property to which his petition relates, by personal delivery or by mail; that a public hearing would be held to consider such petition; that such notice was given no less than 15 days prior to such hearing; and that the owners so notified, are those shown on the last available tax records of the county. (Please attach a list oJ notified property owners). fzSsrPax\ H;?>7ifu (Print Name) SUBSCRIBED AND SWORN TO BEFORE ME THIS le DAy oF v4.,-^"< .Ae'Z Page 32 of 38  Village of Brookfield 8820 Brookfield Avenue • Brookfield, Illinois 60513-1688 (708) 485-7344 • FAX (708) 485-4971 www.brookfieldil.gov Planning and Zoning Commission · Record of Minutes May 26, 2022 @ 7:00 PM Edward Barcal Hall Boardroom 8820 Brookfield Avenue · Brookfield, IL 60513 I. Call to Order Pro Tem Chair Miller called the regular meeting of the Planning and Zoning Commission to order at 7:00 PM. II. Roll Call Present: Commissioners Evans, Miller, Svoboda, and Weber. Absent: Chairman Grund and Commissioners Benjamin and Straka. Others Present: Not mentioned III. Approval of Minutes Commissioner Svoboda made a motion to approve the meeting minutes, dated March 24, 2022. The motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber. NAYS: None ABSTAIN: None Motion Passed 4-0 IV. Public Comment None. V. Old Business None. VI. Case No. 22-04 Public Hearing for Special Use Permit for adaptive reuse and Variances related to the adaptive reuse of a vacant existing building formerly used for religious purposes at 4000 Forest Avenue to become an attached multi-unit residential building. Pro Tem Chair Miller made a motion to open the public hearing for PZC Case No. 22-04. Commissioner Svoboda so moved. The motion was seconded by Commissioner Evans. Planning and Zoning Commission Record of Minutes – Meeting Date: May 26, 2022 1 Page 33 of 38  AYES: Evans, Miller, Svoboda, Weber NAYS: None ABSTAIN: None Motion Passed 4-0. Director of Community Development Emily Egan presents the case and the staff report. Brandon Kurdziel of ISC Capital LLC presents the concept plans for the proposed adaptive reuse project and outlines the requested special use permit and variances. Architect Zenon Kurdziel of Ridgeland Associates provides follow up information related to architectural adaptation of the site to accommodate six residential units and the related mechanical equipment. [The meeting paused to respond to a presenting medical emergency with a member of the public in attendance.] Ed Hand spoke of concerns related to stormwater management, site lighting, parking and location of HVAC equipment. The petitioner team responded, and discussion included stormwater management options including dry wells, additional lighting intended for safety, potential fencing and the non-obtrusive installation of HVAC related to neighboring property. Abel Banda asked whether the developer would accept housing vouchers and what impact this development might have on property taxes. Mr. Kurdziel responded that it is illegal in Cook County to deny housing based on income and based on his understanding the project would not adversely impact property taxes. Jeff Volmut inquired if the petitioner had considered utilizing the adjoining St. Barbara’s parking lot for additional parking. Discussion surrounding this question followed. The petitioner considered this, and the legalities reduced the feasibility of this option. The petitioner responded to additional questions on the number of rental units under consideration and whether an ADA parking space would be included on site. Mr. Kurdziel stated the number of units is based on a moderate return on the investment and the thought on accessible parking is that it could be achieved through a street parking placard. Rebecca Day spoke that her questions had been brought up by others, expressed concern about this project changing the character of the neighborhood, and appreciated the Commissioners thorough deliberation related to the petition request. Mr. Hand asked for clarification on the building height variance request, and Director Egan explained that the project itself was not adding building height but instead that height variance was a matter of the current height being authorized on the record. For the public record, Village Planner Kate Portillo summarized an email from Charles Grund in which concerns were raised related to parking, ADA compliance, and stormwater management. Planning and Zoning Commission Record of Minutes – Meeting Date: May 26, 2022 2 Page 34 of 38  Pro Tem Chair Miller asked for a motion to close the public hearing portion of the meeting. Commissioner Svoboda motioned to close the public hearing. The motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. Commissioner deliberation begins. Commissioners commend the efforts of potential adaptive reuse and identify that similar redevelopment may increase over time. Commissioners discuss parking concerns related to Windemere Ave being an improved road with no parking on the south side as well as concerns with no accessible parking on-site and revisit whether tenants could rent space from St. Barbara’s. Director Egan inserted that this would constitute a shared parking agreement which requires a special use permit, and such a petition request was not noticed for this meeting. The Commission discusses alley maintenance and existing conditions. The Commission encourages the petitioner to establish on-site bicycle storage. Commissioners discuss the onerous stormwater management requirements of the Village and the challenges the petitioner may face in meeting them and requested clarification from Director Egan that the potential redevelopment would be bound by those conditions. Director Egan confirmed and offered that the Commission could attach conditions to a Special Use permit that go beyond the stormwater management regulations if they wanted to do so. The Commission encouraged petitioner to locate HVAC at a place on the site least obtrusive to neighbors such as rooftop or abutting the alley. Village Planner Portillo reviewed §48-403 Stormwater Management Requirements for multi- family residential development as a point of reference for the Commission. Pro Tem Chair Miller made a motion to recommend approval of the Special Use permit for adaptive reuse of 4000 Forest Ave from religious use to multifamily with the conditions of including bicycle storage either inside or outside and permeable materials for the parking area and all private sidewalks. Commissioner Evans so moved and the motion was seconded by Commissioner Svoboda. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. Pro Tem Chair Miller entertained a motion to recommend approval of a variance for the reduction of required parking spaces from two (2) spaces per unit to one (1) space per unit. Commissioner Svoboda so moved and the motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. Pro Tem Chair Miller entertained a motion to recommend approval of a variance for the reduction in size of parking spaces from 8’6” to 8’ width. Commissioner Svoboda so moved and the motion was seconded by Commissioner Evans. Planning and Zoning Commission Record of Minutes – Meeting Date: May 26, 2022 3 Page 35 of 38  AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. Pro Tem Chair Miller entertained a motion to recommend approval of a variance from the parking lot set back from 10’ to 1’. Commissioner Svoboda so moved and the motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. Pro Tem Chair Miller entertained a motion to recommend approval of a variance from the bulk requirements including height, lot area per dwelling unit, front yard, corner side yard, and corner rear yard to allow the existing building to remain. Commissioner Svoboda so moved and the motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. Pro Tem Chair Miller entertained a motion to recommend approval of a variance from the building coverage requirement of 40% and the existing coverage of 54% to 47%. Commissioner Svoboda so moved and the motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. Pro Tem Chair Miller entertained a motion to recommend approval of a variance from the minimum green space requirement of 40% and the existing 30% to the proposed 25%. Commissioner Svoboda so moved and the motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. VII. Other Business Director Emily Egan provided updates from the Community Development Department including the Energize Ogden plan to be adopted by resolution at the next Village Board Meeting and introduced Village Planner Kate Portillo. Director Egan also summarized the next steps in the process for the petitioners’ requests for a Special Use permit and related variances. The next public meeting will be the Committee of the Whole on June 13, 2022. Director Egan also announced that the Village has been invited to participate in a series of Sustainability and Active Transportation events that will feature a walking tour of Brookfield on Friday, August 12, 2022. Planning and Zoning Commission Record of Minutes – Meeting Date: May 26, 2022 4 Page 36 of 38 VIII. Adjournment Pro Tem Chair Miller asked for a motion to adjourn the meeting. Commissioner Svoboda so moved and the motion was seconded by Commissioner Evans. AYES: Evans, Miller, Svoboda, Weber NAYS: None Motion Passed 4-0. The meeting adjourned at 9:00 PM. Planning and Zoning Commission Record of Minutes – Meeting Date: May 26, 2022 5 Page 37 of 38  IX. Adjournment Chairman Miller asked if there was a motion to adjourn the meeting at 8:04 PM. Commissioner Benjamin so moved the motion. Commissioner Miller seconded the motion. AYES: Evans, Miller, Benjamin, Svoboda, Straka, Weber, Grund NAYS: None ABSTAIN: None Motion Passed 7-0. The meeting adjourned at 8:04 PM. Planning and Zoning Commission Record of Minutes – Meeting Date: May 26, 2022 6 Page 38 of 38