Committee of the Whole

Village of Brookfield Agenda Committee of the Whole Meeting Monday, November 13, 2023 @ 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 a Proposal for a Community Art Exhibit in the Summer of 2024 Community Art Exhibit Memo 2. Discussion of Case 23-10 Request for a Preliminary Planned Development for Property Located at 8845 Burlington Avenue Preliminary Planned Development Memo 3. Discussion of Case 23-14 Request for a Special Use Permit for the Adaptive Reuse of a Former Religious School and a Request for Variances from the Off-Street Parking and Loading Requirements and Bulk, Yard, and Space Requirements at 8900 Windemere Special Use and Request for Variances Memo III. PUBLIC COMMENT IV. EXECUTIVE SESSION V. ADJOURNMENT Page 1 of 21  Committee Item Memo Meeting Date: November 13, 2023 Staff Contact: Emily Egan, Community Development Director Department: Community Development Subject: Discussion of a Proposal for a Community Art Exhibit in the Summer of 2024 Background Information: The Brookfield Artists Collective has worked with the Chamber of Commerce to provide events like the Brookfield Fine Arts Festival and other resources to support art and artists in Brookfield. They approached staff about the possibility of creating a community exhibit in the summer of 2024. The attachment to this memo provides a summary of the proposed event. The event organizers would acquire one Temporary Use and Event Permit for the project and work with staff to ensure the art would meet requirements of temporary placement in the right-of-way. This agenda item is for information and discussion purposes. If the Committee of the Whole discusses and generally approves of the event and project, they can direct the event organizers to work with staff on the necessary permit and review. Financial Impact: No Village Expenses Recommendation(s): Review the memo, hear from the event organizers, and discuss the proposed event. Attachment Description: Memo From Event Organizers About the Proposed Event Attachments: Brookfield Summer Community Exhibit 2024 Proposal Page 2 of 21  Brookfield Summer Community Exhibit 2024 Proposal Possible Name of first summer exhibit: TBD (example; Growing Together Brookfield – this would be an example if the sculpture work was a rain barrel or water fountain). Other ideas are wooden chairs, buffalos, wooden flower pieces, etc. Date: June 1, 2024 – September 30, 2024 (around the Brookfield Fine Arts Festival) Website for all info: https://www.brookfieldartists.org/ , the Village website, or Chamber website, and Enjoy Brookfield website Possible locations: Downtown, 8 Corners, Ogden, 47th, 31st (depending on how many artists and businesses participate) Permit info: Obtain a temporary use and event permit. Make sure 5-foot clearance at every site for ADA. Event Description: Professional and amateur artists will design and paint 30 colorful sculptural art pieces for display on the sidewalks in front of Brookfield Businesses as part of an annual public art exhibit that kicks off June 1. The theme will be determined (something with a water element was suggested, ie. Rain barrels, or water fountains). Organized by the Brookfield Artists Collective and Conservation and Beautification Commissions as well as possible sponsorship by the Chamber of Commerce, Brookfield Park District, Village of Brookfield, Douglas Auto Body (would do the glazing of each piece when the artist would complete the piece and drop off), and all businesses in Brookfield that would want to be a part of this annual summer event. The fountains are being researched for pricing (i.e. coartsinnovation.com). The rain barrels could be acquired from mwrd.org – Metropolitan Water Reclamation District of Greater Chicago. There is also a local shopkeeper and woodworker that has done the LaGrange Summer Art Exhibit (the benches that are on display now have been done by Scott Morrow The fountains or rain barrels would be auctioned from the Brookfield Fine Arts Festival in 2024 (end of September, beginning of October possibly), to benefit local nonprofit groups of the sponsors choosing. Each sculpture piece would be fastened with a security wire and wire lock. Page 3 of 21 We will have a QR code for the map of each artist’s work and business it is coincided with. We feel that when a business sponsors a piece of artwork, it can give that business more visibility for the summer. Business Sponsorship Info Sponsorship Includes: • Unfinished sculpture piece ready for the artist to work on. • Logo of business on Brookfield Artists Collective website and every town sponsor website. • Logo on map. • Logo on sign display with each sculptural piece. • Prominent social media posts on FB and Insta. • Business owner a part of all press releases. • Logo in auction at Brookfield Fine Arts Festival 2024. • Each business must pay the artist prior to an artist working on the piece. The amount to be paid in full to each artist will be determined every year. Auction for Charity The Summer Art Project benefits several local charities including the Brookfield Fine Arts Festival. Remember that you’re designing the piece to be auctioned for charity, and therefore, a prominent business logo will reduce the appeal of your artwork at auction. Do not include your logo on your art. Your logo will be prominently displayed on a laminated sign displayed with your sculpture piece. Where can I pick up my unpainted artwork? If all pieces could be picked up at the Village Hall. When does my artwork need to be finished? Your artist will need to have your artwork completed by sometime in May and delivered to Douglas Auto Body, 4015 Eberly Ave., Brookfield, for seal-coating at that time. The artwork will go on exhibit June 1. Do you have tips for my artist on designing and painting my artwork? Yes! You and your artist can design your art however you wish, however, there are some things you should take into consideration to reduce the possibility of damage to your outdoor art while on exhibit. • You should first paint your sculpture piece with primer. Acrylic paint works well for artwork but do NOT seal your art. It will be sealed for outdoor display at Douglas Auto Body. Paper decorations do not withstand the outdoor elements even after seal coating. Therefore, decoupage and paper decoration will NOT be accepted anywhere on your art and if they are used, your art will be returned to you for redesign. Page 4 of 21  • Paint all sides of your artwork including underneath. • We will produce a QR Code map of the exhibit. All art pieces will be listed on the map, along with the name of the sponsoring business, the name of the artist, and the title of the artwork. Does my artist have to design around a particular theme? Your artist can choose any design. How will my sculpture piece be auctioned for charity? Residents and visitors of Brookfield will have the opportunity to bid on your sculpture art at a live auction from the Brookfield Fine Arts Festival. How do I locate an artist to work on my art? You make all your own arrangements for an artist. Some are compensated, some volunteer, and some businesses use their employees or customers or family members, or art students. Please provide us with contact information as soon as you arrange for an artist so that we can include information in our publicity. Possible Artists: Brookfield Artist Collective is a great source to find local artists. Contact information is listed below for those organizations as well as other artists who have worked on LaGrange Summer exhibit in the past. Feel free to contact one of these to see if they’re interested in working with you - or arrange for any artist that you choose: The Artists from Brookfield Artist Collective – brookfieldartists@gmail.com Artists in Chicago’s Western burbs – FaceBook page The Artists from Bottle & Bottega in La Grange – lagrange@bottle-bottega.com The Artists from the La Grange Art League – contact info@lagrangeartleague.org Kelly Henrikson 630-541-3190 or kel624@gmail.com Lorna Shaw 630-452-1822 or xfylz69@sbcglobal.net Laura Kiro laurakiroart@yahoo.com Gailene Cowger gailenediane@gmail.com LT High School Student Artists: teacher contact: Mary Rohlicek at mrohlicek@lths.net Questions? Contact the Brookfield Artists Collective at Brookfieldartists@gmail.com We’re grateful to our Presenting Sponsor for their support. Page 5 of 21  Committee Item Memo Meeting Date: November 13, 2023 Staff Contact: Kate Portillo, Village Planner Department: Community Development Subject: Discussion of Case 23-10 Request for a Preliminary Planned Development for Property Located at 8845 Burlington Avenue Background Information: Peter Haleas purchased the property located at 8845 Burlington Avenue in March 2022. 8845 Burlington is located in the SA-6 Residential Multi-Unit zoning district. Mr. Haleas submitted an application for a Preliminary Planned Development and plans to demolish the existing structure and build a 12-unit residential condominium building. The following zoning relief is requested as part of the Preliminary Planned Development application: 1. Variance from the Primary frontage build-to zone of 10' to 3'. 2. Variance from the Non-primary frontage build-to zone of 5' to 3'. 3. Variance from the minimum side setback from 5' to 3' for building and 0' for garage. 4. Variance from the maximum site impervious of 75% to 92.3%. Subject Site: The Planning and Zoning Commission first heard PZC Case 23-10 at a public hearing on August 24, 2023. Relief from all setbacks, total impervious coverage, and other general design requirements were requested. During the public hearing, the Village Planner provided information on the proposed residential project. Commissioners deliberated the proposed Page 6 of 21 development and discussed the architectural details, on- and off-street parking, potential alley improvements, site engineering and site landscaping (8-24-23 PZC minutes). Commissioners requested more detail on the project and voted unanimously 7-0 to continue the public hearing. Proposed Development: The petitioner submitted revised plans on October 10th, and the continuation of Case 23-10 was heard by the Planning and Zoning Commission on October 26, 2023. The revised plans provide more information on the enclosed parking, the roof deck, building articulation, facade materials, rooftop mechanicals, the improved alley, and diagonal public parking along the east side of the Forest Avenue right-of-way. During the public hearing, the Village Planner provided an overview of the revisions. Commissioners raised questions regarding the on-street parking on Forest being a public amenity and clarified the access to the bicycle storage/scavenger area and uniformity of garage doors along the alley. One individual came forward for public comment and noted the blank walls on the east and west sides of the enclosed parking garage and also spoke in opposition to the proposed public on-street parking on Forest Avenue. Findings of Fact: The Commission deliberated the standards for review and determined the following:  The proposed planned development is satisfactory in design and site planning, providing verticality through first floor windows and other elements that articulate the floors, as well as consistency of the rear facade garage doors.  The proposed planned development is compatible with the intent and purpose of the property's zoning district because it effectively serves as an area of transition between the Village's downtown commercial areas and residential districts.  The proposed planned development is a substantially creative and workable approach to development and mitigates the impacts it may intensify on the property and surrounding area by meeting the off-street parking requirements with an enclosed Page 7 of 21  parking structure and by adding a screened roof-top amenity on the enclosed parking structure.  The proposed planned development improves the area by adding additional parking along Forest Avenue and improving a portion of the unimproved alley. By a unanimous vote of 6 ayes, 0 nays and 0 abstaining, the Planning and Zoning Commission moved to recommend approval of the Preliminary Planned Development with the following conditions: 1. Clarification of the location, dimensions and access for bicycle storage and trash enclosures areas and consistent materials and aesthetics of the access door(s). 2. Acknowledgement that proper screening of rooftop mechanicals will occur. 3. Confirmation that improvement of the Forest Avenue right-of-way with on-street parking will be Village property and Village parking. 4. Removal of two middle horizontal bands below and above the second story windows. 5. The addition of windows, architectural articulation and/or visual interest to the blank walls of the east and west elevations of the parking garage. Recommendation(s): Village staff recommend the Committee of the Whole discuss the petition and recommendation from the Planning and Zoning Commission and determine if it is appropriate to direct the Village Attorney to prepare an Ordinance for vote at the next Village Board meeting. Attachments: Draft PZC Minutes 10_26_2023 Page 8 of 21  8820 Brookfield Avenue • Brookfield, Illinois 60513-1688 (708) 485-7344 • FAX (708) 485-4971 www.brookfieldil.gov Planning and Zoning Commission · Record of Minutes October 26, 2023 @ 7:00 PM Edward Barcal Hall Boardroom 8820 Brookfield Avenue · Brookfield, IL 60513 I. Call to Order Chairperson Grund called the regular mee�ng of the Planning and Zoning Commission to order at 7:00 PM. II. Roll Call Present: Chairperson Grund and Commissioners Evans, Miller, Straka, Svoboda, Weber. Absent: None. Others Present: Trustee Liaison Hendricks, Village Planner Por�llo, Director Egan. Chairperson Grund acknowledged the recent passing of Commissioner Patrick Benjamin. III. Approval of Minutes Chairperson Grund entertained a mo�on to approve the mee�ng minutes dated June 22, 2023. Commissioner Straka requested correc�ons and the requests were noted by Village Planner Por�llo. Commissioner Straka so moved. The mo�on was seconded by Commissioner Straka. AYES: Evans, Grund, Miller, Straka, Svoboda Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. IV. Public Comment No public comment. V. Con�nua�on of Case No. 23-10 Public Hearing to hear a request for a Preliminary Planned Development to build a 12-unit residen�al condominium building at 8845 Burlington Ave. Chairperson Grund entertained a mo�on to re-open the public hearing. Commissioner Straka so moved. The mo�on was seconded by Commissioner Evans. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Chairperson Grund requested the staff report. Village Planner Kate Por�llo presented the staff report and highlighted the revisions since the August 24th hearing. Commissioners raised ques�ons regarding the on-street parking on Forest being a public amenity and clarified the access to the bicycle storage/scavenger area and uniformity of garage doors along the alley. 1 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 9 of 21  Chairperson Grund opened the floor for Public Comment to those who intend to give tes�mony. The pe��oner, pe��oner’s architect, and one member of the public were sworn in. The pe��oner and pe��oner’s architect answered ques�ons from Commissioners regarding mechanical screening, scavenger access, and interior garage circula�on. Resident Steve Sabourin came forward for public comment and noted the blank walls on the east and west sides of the enclosed parking garage and spoke in opposi�on to the proposed public on-street parking on Forest Avenue. Chairperson Grund entertained a mo�on to close the public hearing for Case 23-10. Commissioner Miller so moved to close the public hearing. The mo�on was seconded by Commissioner Straka. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Commissioners deliberated the Preliminary Planned Development, discussing that the design changes are generally sa�sfactory but further refinements might include elimina�on of blank garage walls and removal of horizontal bands at the second floor. In their findings, the Planning and Zoning Commission determined that the following standards had been met: • The proposed planned development is satisfactory in design and site planning, providing verticality through first floor windows and other elements that articulate the floors, as well as consistency of the rear facade garage doors. • The proposed planned development is compatible with the intent and purpose of the property's zoning district because it effectively serves as an area of transition between the Village's downtown commercial areas and residential districts. • The proposed planned development is a substantially creative and workable approach to development and mitigates the impacts it may intensify on the property and surrounding area by meeting the off-street parking requirements with an enclosed parking structure and by adding a screened roof-top amenity on the enclosed parking structure. • The proposed planned development improves the area by adding additional parking along Forest Avenue and improving a portion of the unimproved alley. Chairperson Grund entertained a mo�on to recommend approval of the Preliminary Planned Development with the following condi�ons: 1. Clarification of the location, dimensions and access for bicycle storage and trash enclosures areas and consistent materials and aesthetics of the access door(s). 2. Acknowledgement that proper screening of rooftop mechanicals will occur. 3. Confirmation that improvement of the Forest Avenue right-of-way with on-street parking will be Village property and Village parking. 4. Removal of two middle horizontal bands below and above the second story windows. 5. The addition of windows, architectural articulation and/or visual interest to the blank walls of the east and west elevations of the parking garage. 2 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 10 of 21  Commissioner Miller so moved, and the mo�on was seconded by Commissioner Svoboda. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 6-0. VI. Case No. 23-13 Public Hearing to hear a Request for a Special Use Permit for a Massage Establishment at 9211 Broadway Avenue. Chairperson Grund entertained a mo�on to open the public hearing. Commissioner Straka so moved. The mo�on was seconded by Commissioner Svoboda. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Chairperson Grund requested the staff report. Village Planner Kate Portillo presented the staff report. Commissioners asked questions regarding required business and state licensing, applicant's history in operating other massage establishments, about business signage complying with Code, and clarification on when the Zoning Code was updated to require a special use permit for massage establishments relative to existing businesses in the Village. Chairperson Grund opened the floor for Public Comment to those who intend to give tes�mony. Three individuals were sworn in. Liang Qu introduced himself as the husband of the petitioner and gave a presentation on the proposed use. Mr. Qu described the business vision, services offered, site layout, hours of operation, staff parking and the business impact on the surrounding area. Michael Dayne, who noted his wife is the aunt of Liang Qu, spoke during public comment. Mr. Dayne responded to Commissioner ques�ons regarding therapies offered, business ownership, visibility into the business from the street, parking, and the volume of business from appointments and walk-in customers. Chairperson Grund entertained a mo�on to close the public hearing for Case 23-13. Commissioner Svoboda so moved. The mo�on was seconded by Commissioner Evans. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 6-0. Chairperson Grund reviewed the special use standards. Commissioners deliberated the proposed use related to the intent and purpose of the zoning district and the Village land use goal of increasing sales tax genera�ng businesses, no�ng that a retail component to the proposed use had not been stated. Commissioner Evans entertained a mo�on to deny the request for a Special Use Permit to operate a massage establishment at 9211 Broadway Avenue. Commissioner Svoboda seconded the mo�on. AYES: Evans, Miller, Svoboda, Weber. 3 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 11 of 21  NAYS: Grund, Straka. ABSTAIN: None Mo�on Passed 4-2. Case No. 23-14 Public Hearing to hear a Request for a Special Use Permit and Varia�ons for an Adap�ve Reuse of 8900 Windemere Ave for a Mul�-Family Residen�al Building. Chairperson Grund entertained a mo�on to open the public hearing. Commissioner Straka so moved. The mo�on was seconded by Commissioner Miller. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Chairperson Grund requested the staff report. Village Planner Kate Por�llo presented the staff report. Commissioners asked ques�ons about eligibility for parking credits and related to applicability of stormwater management regula�ons. Chairperson Grund opened the floor for Public Comment to those who intend to give tes�mony and all individuals who stood were sworn in. Brandon Kurdziel represen�ng The Windemere LLC presented the proposed adap�ve reuse project and the development team. Commissioners raised ques�ons related to the square footage of units, exis�ng alley condi�on, if the chimney will remain, proposed exterior modifica�ons to the parking lot, monument sign and flagpole, the possibility of adding stop signs at the parking lot ingress and egress and at the Windemere alley, reloca�on of the electrical pole along the parking lot, about the concept of "borrowing light", an�cipated parking lot repair, the proposed loca�on of dumpsters, and expected asbestos abatement. Three residents came forward during public comment raising ques�ons regarding the number of units and the off-street parking variance requested, about the loca�on of accessible parking rela�ve to the proposed elevator loca�on in the building, proposed number of dumpsters, about snow removal, concerns related to water shed on neighboring proper�es, the exis�ng alley condi�on, and proposed parking lot ligh�ng. Chairperson Grund entertained a mo�on to close the public hearing for Case 23-14. Commissioner Straka so moved. The mo�on was seconded by Commissioner Evans. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 6-0. The Commission deliberated the standards for review. Trustee Hendricks requested the Commission consider certain variance standards, and some Commissioners spoke of the hardships being self-imposed or self-created due to the number of units and related to parking standards. The majority of the Commissioners spoke to the hardship being related to the challenges of the site itself and in their findings, determined that the proposed use is compa�ble with the exis�ng uses in the vicinity and the intent and purpose of the property's zoning district and that there are no means other than the requested varia�ons by which the alleged hardship can be avoided or remedied to a degree sufficient to permit a reasonable use of the property. 4 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 12 of 21  Commissioner Evans entertained a mo�on to approve the request for a Special Use Permit for the adap�ve reuse of a former religious school and the following Variances for 8900 Windemere Ave: 1. From §62-75 for maximum building coverage from 40% to 41.6% related to the exis�ng structure. 2. From §62-75 for the minimum green space from 40% to 13.4% related to the site. 3. From §62-267 for the 2-way circula�on aisle width from 24.0’ to 23’11.5". 4. From §62-290 for the number of required off-street parking spaces from 2 spaces per dwelling unit to 1.3 spaces per unit. Commissioner Svoboda so moved. Chairperson Grund seconded the mo�on. AYES: Evans, Svoboda, Straka, Weber. NAYS: Grund, Miller. ABSTAIN: None Mo�on Passed 4-2. VII. Other Business Village Planner Kate Por�llo provided staff updates. Commissioner Miller complimented the new Village website. VIII. Adjournment Chairperson Grund made a mo�on to adjourn the mee�ng. Commissioner Straka so moved. Commissioner Evans seconded the mo�on. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None ABSTAIN: None Mo�on Passed 6-0. The mee�ng adjourned at 9:07 PM. 5 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 13 of 21  Committee Item Memo Meeting Date: November 13, 2023 Staff Contact: Kate Portillo, Village Planner Department: Community Development Subject: Discussion of Case 23-14 Request for a Special Use Permit for the Adaptive Reuse of a Former Religious School and a Request for Variances from the Off-Street Parking and Loading Requirements and Bulk, Yard, and Space Requirements at 8900 Windemere Background Information: 8900 Windemere is a vacant building that was formerly St. Barbara's School. The subject site is located in the A-1 zoning district where adaptive reuse of existing vacant religious school buildings to multiple-family residential is allowed by special use permit. The Windemere LLC has applied for a special use permit and variations related to the maximum building coverage, minimum green space, off-street parking requirements and drive aisle width for the proposed renovation of the building interior to create twenty-three (23) residential apartment housing units. The requests are as follows: 1. Special Use Permit for adaptive reuse. 2. Variance from §62-75 for maximum building coverage from 40% to 41.6% related to the existing structure. 3. Variance from §62-75 for the minimum green space from 40% to 13.4% related to the site. 4. Variance from §62-267 for the 2-way circulation aisle width from 24.0’ to 23’11.5". 5. Variance from §62-290 for the number of required off-street parking spaces from 2 spaces per dwelling unit to 1.3 spaces per unit. Subject Site Page 14 of 21 The Planning and Zoning Commission held a public hearing on October 26, 2023, to consider applications for a Special Use Permit and Variances for the adaptive reuse of the now vacant St. Barbara's School (PZC Case 23-14). During the public hearing, the Village Planner gave the staff report, and the petitioner presented the proposed adaptive reuse project. Commissioners raised questions related to the square footage of units, existing alley condition, if the chimney will remain, proposed exterior modifications to the parking lot, monument sign and flagpole, the possibility of adding stop signs at the parking lot ingress and egress and at the Windemere alley, relocation of the electrical pole along the parking lot, about the concept of "borrowing light", anticipated parking lot repair, the proposed location of dumpsters, and expected asbestos abatement. Three residents came forward during public comment raising questions regarding the number of units and the off-street parking variance requested, about the location of accessible parking relative to the proposed elevator location in the building, proposed number of dumpsters, about snow removal, concerns related to water shed on neighboring properties, the existing alley condition, and proposed parking lot lighting. Findings of Fact The Commission deliberated the standards for review. Trustee Hendricks requested the Commission give careful consideration to certain variance standards, and some Commissioners spoke of the hardships being self-imposed or self-created due to the number of units and related to parking standards. The majority of the Commissioners spoke to the hardship being related to the challenges of the site itself. Through the motion to approve the Special Use and Variances, the following findings were determined:  The proposed use is compatible with the existing uses in the vicinity and the intent and purpose of the property's zoning district.  That there are no means other than the requested variations by which the alleged hardship can be avoided or remedied to a degree sufficient to permit a reasonable use of the property. By a vote of 4 ayes, 2 nays and 0 abstaining, the Planning and Zoning Commission moved to recommend approval of the Special Use Permit for Adaptive Reuse of 8900 Windemere and the requested Variations. Recommendation(s): Village staff recommends the Committee of the Whole discuss the petition request and attached recommendation from the Planning and Zoning Commission and determine if it is appropriate to direct the Village Attorney to prepare an Ordinance for vote at the next Village Board meeting. Attachment Description: Draft PZC Minutes 10.26.2023 Page 15 of 21 Attachments: Draft PZC Minutes 10_26_2023 Page 16 of 21  8820 Brookfield Avenue • Brookfield, Illinois 60513-1688 (708) 485-7344 • FAX (708) 485-4971 www.brookfieldil.gov Planning and Zoning Commission · Record of Minutes October 26, 2023 @ 7:00 PM Edward Barcal Hall Boardroom 8820 Brookfield Avenue · Brookfield, IL 60513 I. Call to Order Chairperson Grund called the regular mee�ng of the Planning and Zoning Commission to order at 7:00 PM. II. Roll Call Present: Chairperson Grund and Commissioners Evans, Miller, Straka, Svoboda, Weber. Absent: None. Others Present: Trustee Liaison Hendricks, Village Planner Por�llo, Director Egan. Chairperson Grund acknowledged the recent passing of Commissioner Patrick Benjamin. III. Approval of Minutes Chairperson Grund entertained a mo�on to approve the mee�ng minutes dated June 22, 2023. Commissioner Straka requested correc�ons and the requests were noted by Village Planner Por�llo. Commissioner Straka so moved. The mo�on was seconded by Commissioner Straka. AYES: Evans, Grund, Miller, Straka, Svoboda Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. IV. Public Comment No public comment. V. Con�nua�on of Case No. 23-10 Public Hearing to hear a request for a Preliminary Planned Development to build a 12-unit residen�al condominium building at 8845 Burlington Ave. Chairperson Grund entertained a mo�on to re-open the public hearing. Commissioner Straka so moved. The mo�on was seconded by Commissioner Evans. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Chairperson Grund requested the staff report. Village Planner Kate Por�llo presented the staff report and highlighted the revisions since the August 24th hearing. Commissioners raised ques�ons regarding the on-street parking on Forest being a public amenity and clarified the access to the bicycle storage/scavenger area and uniformity of garage doors along the alley. 1 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 17 of 21  Chairperson Grund opened the floor for Public Comment to those who intend to give tes�mony. The pe��oner, pe��oner’s architect, and one member of the public were sworn in. The pe��oner and pe��oner’s architect answered ques�ons from Commissioners regarding mechanical screening, scavenger access, and interior garage circula�on. Resident Steve Sabourin came forward for public comment and noted the blank walls on the east and west sides of the enclosed parking garage and spoke in opposi�on to the proposed public on-street parking on Forest Avenue. Chairperson Grund entertained a mo�on to close the public hearing for Case 23-10. Commissioner Miller so moved to close the public hearing. The mo�on was seconded by Commissioner Straka. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Commissioners deliberated the Preliminary Planned Development, discussing that the design changes are generally sa�sfactory but further refinements might include elimina�on of blank garage walls and removal of horizontal bands at the second floor. In their findings, the Planning and Zoning Commission determined that the following standards had been met: • The proposed planned development is satisfactory in design and site planning, providing verticality through first floor windows and other elements that articulate the floors, as well as consistency of the rear facade garage doors. • The proposed planned development is compatible with the intent and purpose of the property's zoning district because it effectively serves as an area of transition between the Village's downtown commercial areas and residential districts. • The proposed planned development is a substantially creative and workable approach to development and mitigates the impacts it may intensify on the property and surrounding area by meeting the off-street parking requirements with an enclosed parking structure and by adding a screened roof-top amenity on the enclosed parking structure. • The proposed planned development improves the area by adding additional parking along Forest Avenue and improving a portion of the unimproved alley. Chairperson Grund entertained a mo�on to recommend approval of the Preliminary Planned Development with the following condi�ons: 1. Clarification of the location, dimensions and access for bicycle storage and trash enclosures areas and consistent materials and aesthetics of the access door(s). 2. Acknowledgement that proper screening of rooftop mechanicals will occur. 3. Confirmation that improvement of the Forest Avenue right-of-way with on-street parking will be Village property and Village parking. 4. Removal of two middle horizontal bands below and above the second story windows. 5. The addition of windows, architectural articulation and/or visual interest to the blank walls of the east and west elevations of the parking garage. 2 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 18 of 21  Commissioner Miller so moved, and the mo�on was seconded by Commissioner Svoboda. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 6-0. VI. Case No. 23-13 Public Hearing to hear a Request for a Special Use Permit for a Massage Establishment at 9211 Broadway Avenue. Chairperson Grund entertained a mo�on to open the public hearing. Commissioner Straka so moved. The mo�on was seconded by Commissioner Svoboda. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Chairperson Grund requested the staff report. Village Planner Kate Portillo presented the staff report. Commissioners asked questions regarding required business and state licensing, applicant's history in operating other massage establishments, about business signage complying with Code, and clarification on when the Zoning Code was updated to require a special use permit for massage establishments relative to existing businesses in the Village. Chairperson Grund opened the floor for Public Comment to those who intend to give tes�mony. Three individuals were sworn in. Liang Qu introduced himself as the husband of the petitioner and gave a presentation on the proposed use. Mr. Qu described the business vision, services offered, site layout, hours of operation, staff parking and the business impact on the surrounding area. Michael Dayne, who noted his wife is the aunt of Liang Qu, spoke during public comment. Mr. Dayne responded to Commissioner ques�ons regarding therapies offered, business ownership, visibility into the business from the street, parking, and the volume of business from appointments and walk-in customers. Chairperson Grund entertained a mo�on to close the public hearing for Case 23-13. Commissioner Svoboda so moved. The mo�on was seconded by Commissioner Evans. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 6-0. Chairperson Grund reviewed the special use standards. Commissioners deliberated the proposed use related to the intent and purpose of the zoning district and the Village land use goal of increasing sales tax genera�ng businesses, no�ng that a retail component to the proposed use had not been stated. Commissioner Evans entertained a mo�on to deny the request for a Special Use Permit to operate a massage establishment at 9211 Broadway Avenue. Commissioner Svoboda seconded the mo�on. AYES: Evans, Miller, Svoboda, Weber. 3 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 19 of 21  NAYS: Grund, Straka. ABSTAIN: None Mo�on Passed 4-2. Case No. 23-14 Public Hearing to hear a Request for a Special Use Permit and Varia�ons for an Adap�ve Reuse of 8900 Windemere Ave for a Mul�-Family Residen�al Building. Chairperson Grund entertained a mo�on to open the public hearing. Commissioner Straka so moved. The mo�on was seconded by Commissioner Miller. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 6-0. Chairperson Grund requested the staff report. Village Planner Kate Por�llo presented the staff report. Commissioners asked ques�ons about eligibility for parking credits and related to applicability of stormwater management regula�ons. Chairperson Grund opened the floor for Public Comment to those who intend to give tes�mony and all individuals who stood were sworn in. Brandon Kurdziel represen�ng The Windemere LLC presented the proposed adap�ve reuse project and the development team. Commissioners raised ques�ons related to the square footage of units, exis�ng alley condi�on, if the chimney will remain, proposed exterior modifica�ons to the parking lot, monument sign and flagpole, the possibility of adding stop signs at the parking lot ingress and egress and at the Windemere alley, reloca�on of the electrical pole along the parking lot, about the concept of "borrowing light", an�cipated parking lot repair, the proposed loca�on of dumpsters, and expected asbestos abatement. Three residents came forward during public comment raising ques�ons regarding the number of units and the off-street parking variance requested, about the loca�on of accessible parking rela�ve to the proposed elevator loca�on in the building, proposed number of dumpsters, about snow removal, concerns related to water shed on neighboring proper�es, the exis�ng alley condi�on, and proposed parking lot ligh�ng. Chairperson Grund entertained a mo�on to close the public hearing for Case 23-14. Commissioner Straka so moved. The mo�on was seconded by Commissioner Evans. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 6-0. The Commission deliberated the standards for review. Trustee Hendricks requested the Commission consider certain variance standards, and some Commissioners spoke of the hardships being self-imposed or self-created due to the number of units and related to parking standards. The majority of the Commissioners spoke to the hardship being related to the challenges of the site itself and in their findings, determined that the proposed use is compa�ble with the exis�ng uses in the vicinity and the intent and purpose of the property's zoning district and that there are no means other than the requested varia�ons by which the alleged hardship can be avoided or remedied to a degree sufficient to permit a reasonable use of the property. 4 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 20 of 21  Commissioner Evans entertained a mo�on to approve the request for a Special Use Permit for the adap�ve reuse of a former religious school and the following Variances for 8900 Windemere Ave: 1. From §62-75 for maximum building coverage from 40% to 41.6% related to the exis�ng structure. 2. From §62-75 for the minimum green space from 40% to 13.4% related to the site. 3. From §62-267 for the 2-way circula�on aisle width from 24.0’ to 23’11.5". 4. From §62-290 for the number of required off-street parking spaces from 2 spaces per dwelling unit to 1.3 spaces per unit. Commissioner Svoboda so moved. Chairperson Grund seconded the mo�on. AYES: Evans, Svoboda, Straka, Weber. NAYS: Grund, Miller. ABSTAIN: None Mo�on Passed 4-2. VII. Other Business Village Planner Kate Por�llo provided staff updates. Commissioner Miller complimented the new Village website. VIII. Adjournment Chairperson Grund made a mo�on to adjourn the mee�ng. Commissioner Straka so moved. Commissioner Evans seconded the mo�on. AYES: Evans, Grund, Miller, Straka, Svoboda, Weber. NAYS: None ABSTAIN: None Mo�on Passed 6-0. The mee�ng adjourned at 9:07 PM. 5 Planning and Zoning Commission Record of Minutes – Meeting Date: October 26, 2023 Page 21 of 21