Committee of the Whole

Village of Brookfield Agenda Committee of the Whole Meeting Monday, April 8, 2024 @ 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 24-05 Request for a Special Use Permit for Low Impact Manufacturing of Craft Beer and for a Variance from §62-290 Required Parking Spaces for 9509 Ogden Avenue Committee Item Memo - Request for Special Use Permit and Parking Variance III. PUBLIC COMMENT IV. EXECUTIVE SESSION V. ADJOURNMENT Page 1 of 7  Committee Item Memo Meeting Date: April 08, 2024 Staff Contact: Kate Portillo, Village Planner Department: Community Development Subject: Discussion of Case 24-05 Request for a Special Use Permit for Low Impact Manufacturing of Craft Beer and for a Variance from §62-290 Required Parking Spaces for 9509 Ogden Avenue Background Information: Koblish Properties LLC purchased 9509 Ogden in 2023. The property was previously occupied by the Panel Window Company. James Koblish operates Hop District Brewing in La Grange Park and purchased the property with the intention of expanding his brewing operations to include distribution of his craft beer brand. Mr. Koblish has applied for a special use permit to manufacture craft beer, intends to repair the bow truss roof system, renovate the building interior, remove obsolete signage, restore the arched windows and central entry door similar to the original façade, and add signage and lighting compliant with the current sign code and lighting standards. Craft beer brewing is classified as "Low Impact Manufacturing" in the Village Code and it requires a special use permit in the SA-3 district. The parcel is about 4,793 square feet and the brick building occupies nearly the entire lot area. Mr. Koblish is also requesting a Variance for a reduction in the amount of required off-street parking for this use type, from two (2) parking spaces to zero (0) parking spaces. Subject Site: Page 2 of 7 The Planning and Zoning Commission held a public hearing on March 21, 2024, to consider the special use and variance applications (PZC 24-05). During the public hearing, the Village Planner gave the staff report, the applicant provided background on their existing business in La Grange Park, how they wish to expand manufacturing and distribution, and the intended improvements for the property. Mr. Koblish explained that deliveries would occur 1-2 times per week, that the company vehicle would be parked at the La Grange Park location, and that he has a preliminary agreement with Galloping Ghost Garage to park his own vehicle off-street during the first 1-2 years when he plans to exclusively staff the facility Monday through Friday from 9 a.m. to 5 p.m. Commissioners raised questions regarding the location where the previous owner parked, current regulations around shared or off-site parking, about sales tax and liquor licensing, and the possible future need for parking relief if a retail/tap room element was added at a later time. Two individuals came forward for public comment and one emailed public comment was read into the record by the Village Planner. Findings of Fact The Commission deliberations contemplated the following standards for review: Special Use Standards  The compatibility of the use with the intent and purpose of the Station Area zoning district and planning goals of the Energize Ogden plan and 2018 Comprehensive Plan.  The compatibility of the use with the existing uses in the vicinity, exhibiting site characteristics similar to nearby structures also built at a time in the past when walking and streetcar transit were more common, and the parking demands created by vehicular traffic were minimal or nonexistent.  Storage of spent grain in the building interior, conscientious management of steam from manufacturing, and the restoration of the street facade for visibility into the space will modify the unique, special, or unusual impacts which the special use may cause upon properties, public facilities, or neighboring properties. By a unanimous vote of 7 ayes, 0 nays and 0 abstaining, the Planning and Zoning Commission moved to recommend approval of the Special Use Permit for Low Impact Manufacturing with the following condition:  Facade improvements to be completed as drawn prior to the issuance of the business license. Variance Standards  The hardship alleged as the basis for the variation is derived from difficulties pertaining to the property itself which prevent full use of the property to the same extent other properties in same zoning district can be used in that the building occupies nearly the entire parcel. Page 3 of 7   The hardship alleged as the basis for variation is not self-created or self-imposed by the applicant or unauthorized and unpermitted acts of any prior owner.  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.  That the variation sought will not impair an adequate supply of light or air to adjacent property because proposed operations will have minimal noise, odor, and traffic impacts on the surrounding area.  That the variation sought will not unreasonably diminish the values of the adjacent property.  That the variation sought will not unreasonably create congestion in the public streets or otherwise endanger public safety as it is the best-case scenario with only one vehicle parking off-street most operating days and hours.  That the variation is in harmony with the general purpose and intent of the 2022 Energize Ogden Plan and 2018 Comprehensive Plan goals because it accommodates creative light industrial space, demonstrates corridor investment, and supports sustainability practices. By a unanimous vote of 7 ayes, 0 nays and 0 abstaining, the Planning and Zoning Commission moved to recommend approval of the Variance to reduce the amount of required off-street parking to zero (0) parking spaces for the low impact manufacturing use. 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 March 21, 2024 Page 4 of 7  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 21, 2024 @ 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 7:02 PM. II. Roll Call Present: Chairperson Grund and Commissioners Evans, Miller, Sabourin, Straka, Svoboda, Weber. Absent: None Others Present: Trustee Liaison Jennifer Hendricks, Village Planner Kate Por�llo. III. Approval of Minutes Chairperson Grund entertained a mo�on to approve the mee�ng minutes dated February 22, 2024. Commissioner Straka so moved. The mo�on was seconded by Commissioner Svoboda. AYES: Evans, Grund, Miller, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 7-0. IV. Public Comment No public comment. V. New Business Case No. 24-05 Public Hearing to Consider a Request for a Special Use Permit for Low Impact Manufacturing and for a Variance from §62-290 Required Parking Spaces at 9509 Ogden 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, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Mo�on Passed 7-0. Village Planner Kate Por�llo presented the staff report and read a writen public submited by Charles Hitzeman. Commissioners asked ques�ons related to how parking requirements were met by the previous business owner, if a taproom was operated at the subject site in the future would an addi�onal parking variance applica�on be required, if cra� beer manufacturing would 1 Planning and Zoning Commission Record of Minutes – Meeting Date: March 21, 2024 Page 5 of 7  generate sales tax, would beer manufacturing require a liquor license, the process for mee�ng off-street parking requirements at property owned by a different owner, and confirma�on that 1,000 feet is the distance off-site parking could be from the subject site. Chairperson Grund opened the floor for Public Comment and swore in those who stood to speak. Applicant James Koblish explained the Hop District is a small family business and that the building offers a fascina�ng history and significant space to expand manufacturing. In response to Commissioner ques�ons, Mr. Koblish explained he has tenta�ve permission the Galloping Garage to u�lize one parking space during the Monday through Friday 9 a.m. to 5 p.m. opera�ng hours, that he did look into crea�ng interior parking but the architectural changes and alley turning radius were prohibi�ve to this being a viable op�on, that he had considered other parking op�ons across Ogden Avenue, that trucks would be loaded and unloaded in the alley using an electric forkli�, explained waste pick-up would be weekly or bi-weekly and spent grain would be stored in a interior sealed room with opportuni�es to share the spent grain with area farmers, provided greater detail on possible loca�ons for the 2-4 yard dumpster, indicated that about half of the space would ini�ally be used for manufacturing, covered the intended short- and long-term distribu�on plan, described the an�cipated ven�ng of the steam from manufacturing, provided his best understanding of an inaccessible area shown on the Plat of Survey, and explained more about the an�cipated façade improvements Chairperson Grund opened the floor to other public comment. Business owner Dennis Gorman and resident Barb Cada came forward. Chairperson Grund entertained a mo�on to close the public hearing for Case 24-05. Commissioner Svoboda so moved. The mo�on was seconded by Commissioner Evans. AYES: Evans, Grund, Miller, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 7-0. Commissioners first deliberated the requested special use for the low-impact manufacturing of cra� beer, commen�ng that the proposed use and reuse/restora�on of a historic building are great opportuni�es for Brookfield, that the proposed use is aligned with the Village’s planning goals, felt that the Nuisance por�on of the Village Code was adequate to address complaints about smell should they come in, and discussed whether to add a condi�on related to the façade improvements being completed before a business license is issued. Commissioner Miller entertained a mo�on to approve Case 24-05, a Special Use for Low Impact Manufacturing, with the condi�on that the façade be completed as drawn prior to the business license being granted. The mo�on was seconded by Commissioner Straka. AYES: Evans, Grund, Miller, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 7-0. 2 Planning and Zoning Commission Record of Minutes – Meeting Date: March 21, 2024 Page 6 of 7  Commissioners then deliberated the requested parking variance to reduce the required off- street parking to zero (0) parking spaces, discussing the pe��oner’s tes�mony that he con�nues exploring addi�onal parking in the surrounding area, the challenge of the dumpster loca�on and that crea�ng interior space for it is cost-prohibi�ve, spoke in support of shared parking and called out the hardship related to the property itself including that when the building was built people walked or took the streetcar, iden�fied the proposal’s alignment with the Energize Ogden plan and that the low impact intended use is a best-case scenario. Chairperson Grund entertained a mo�on to approve the Variance for §62-290 Required Parking from two (2) to zero (0) off-street spaces. Commissioner Miller so moved. Commissioner Straka seconded the mo�on. AYES: Evans, Grund, Miller, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Mo�on Passed 7-0. VI. Other Business Village Planner Kate Por�llo noted that the Zoning Code Update project led by Camiros is underway and provided an update on the process to fill the Community Development Director posi�on. Trustee Hendricks shared an update on the Dra� Sustainability Plan that went before the Board earlier in the month and that she an�cipates adop�on by the Board will be on April 22, 2024. VII. Adjournment Chairperson Grund entertained a mo�on to adjourn the mee�ng. Commissioner Miller so moved. Commissioner Svoboda seconded the mo�on. AYES: Evans, Grund, Miller, Sabourin, Straka, Svoboda, Weber. NAYS: None ABSTAIN: None Mo�on Passed 7-0. The mee�ng was adjourned at 8:08 P.M. 3 Planning and Zoning Commission Record of Minutes – Meeting Date: March 21, 2024 Page 7 of 7