Planning and Zoning Commission

Village of Brookfield Agenda Planning and Zoning Commission Meeting Thursday, March 21, 2024 @ 7:00 PM Edward Barcal Hall 8820 Brookfield Avenue Brookfield, IL 60513 I. Call to Order II. Roll Call III. Approval of Minutes 1. February 22, 2024 Draft PZC Minutes 02_22_2024 IV. Public Comment V. New Business 1. PZC Case 24-05 Public Hearing to Consider Requests for a Special Use Permit for Low Impact Manufacturing and for a Variance from §62-290 Required Parking Spaces for 9509 Ogden Avenue. PZC Case 24-05 Special Use and Variance Packet VI. Other Business 1. Staff updates VII. Adjournment Individuals with a disability requiring a reasonable accommodation in order to participate in any meeting should contact the Village of Brookfield (708)485-7344 prior to the meeting. Wheelchair access may be gained through the police department (East) entrance of the Village Hall. Page 1 of 29  8820 Brookfield Avenue • Brookfield, Illinois 60513-1688 (708) 485-7344 • FAX (708) 485-4971 www.brookfieldil.gov Planning and Zoning Commission · Record of Minutes February 22, 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 7:00 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 January 25, 2024, with one noted correc�on. Commissioner Evans so moved. The mo�on was seconded by Commissioner Miller. 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. 24-03 Public Hearing to Consider a Text Amendment to Chapter 62-Zoning, Sec�on 216 Sta�on Area Use Table to Include “Business Support Service” as a Permited Use in the SA- 2 Neighborhood Mixed-Use District. 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. Chairperson Grund opened the floor for Public Comment and swore in those who stood to speak. 1 Planning and Zoning Commission Record of Minutes – Meeting Date: February 22, 2024 Page 2 of 29  Applicants Jose Or�z and Roger Diaz provided background on the request, general sta�s�cs on the average lifespan of restaurants, shared support from other business operators in this district, and answered ques�ons from Commissioners related to hours of opera�on, deliveries, and storage of materials rela�ve to the Code requirements. Chairperson Grund requested other public comment and no one came forward. Chairperson Grund entertained a mo�on to close the public hearing for Case 24-03. Commissioner Miller so moved and 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. Some commissioners deliberated the proposed use and its compa�bility with Comprehensive Planning efforts for pedestrian-oriented businesses in this district and whether a special use would be more appropriate than a permited use. Some commissioners deliberated that mul�ple Comprehensive Plans contemplated the district with increased commuter traffic and foot traffic to and from the Zoo but acknowledged those condi�ons have not materialized. These commissioners also noted that num erous restaurants have opened and closed in this district, but now a use genera�ng a stable source of sales tax revenue is under considera�on for inclusion with allowable uses. In their findings, the Commissioners determined that the proposed text amendment to add business support services as a permited use to the SA-2 district supported the character of the district by offering a diverse mix of uses. Commissioner Straka entertained a mo�on to recommend approval of a Text Amendment to add Business Support Services as a permited use in the SA-2 district. Commissioner Evans seconded the mo�on. AYES: Evans, Grund, Sabourin, Straka, Weber. NAYS: Miller, Svoboda. ABSTAIN: None Mo�on Passed 5-2. Case No. 24-04 Public Hearing to Consider a Request for a Special Use Permit to Operate a Commercial Vehicle Repair and Maintenance Business and a Special Use Permit for Accessory Outdoor Storage at 8800 47th Street. Chairperson Grund entertained a mo�on to open the public hearing. Commissioner Miller so moved. 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. Village Planner Kate Por�llo presented the staff report. Commissioners asked ques�ons regarding. Commissioners asked for confirma�on that the proposed outdoor storage area would need to be a paved dust-free surface and would trigger the stormwater management requirements based on it’s area, and the Village Planner confirmed this to be true. 2 Planning and Zoning Commission Record of Minutes – Meeting Date: February 22, 2024 Page 3 of 29  Chairperson Grund opened the floor for Public Comment and swore in those who wished to speak. The applicant’s atorney Joseph Imburgia provided background on the company’s numerous loca�ons across the Chicagoland area, the intended opera�ons for the business, an�cipated traffic flow, the minimal visual or noise disturbance to the neighboring proper�es, and the minimal �meframe that commercial trucks would be held in the outdoor storage area. Specific to the outdoor storage area, Atorney Imburgia shared that the applicant intends to make improvements to the outdoor area by replacing the fencing and paving the gravels areas, including stormwater improvements, and does not intend to add any ligh�ng to the outdoor area. Commissioners asked ques�ons related to interior building improvements, the business licensing procedure, standard inspec�ons required by the Building department and Fire department, clarifica�on on trailers located in the yard, and the poten�al for vehicles to idle in the yard. Chairperson Grund opened the floor to other public comment. Lyons residents Richard O’Brien, Donna Knight, and Jacqueline Bose, Brookfield resident Mirsad Musanovic, Lyons Village Atorney Michael Hayes, and LaGrange Park resident Charles Hitzeman came forward. Atorney Joseph Imburgia responded to concerns and clarified that the main access to the site would be from 47th Street, that the business owner intends to pave the outdoor lot, keep it clean, and only store 0-5 trucks without trailers on a short-term basis. Commissioners asked if parts shortages have impacted the business, about current condi�ons of the LaGrange loca�on rela�ve to how they may operate on the Brookfield site, the current condi�on of the Brookfield site and the applicant’s willingness to install a new fence, and regarding vehicle movement through the site. Chairperson Grund entertained a mo�on to close the public hearing for Case 24-04. Commissioner Miller so moved. 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. Commissioners deliberated approval of the two Special Uses. Commissioners discussed condi�ons to assure that the business plan outlined by the applicant is executed as stated, appropriate condi�ons for approval including paving, stormwater management, fencing, and code compliance. In their findings, the Planning and Zoning Commission determined that the special use standards had been met related to the Special Use for Commercial Vehicle Repair and Maintenance and also determined that the special use standards had been met related to the Special Use for Accessory Outdoor Storage of Commercial Vehicles as long as certain condi�ons were included. Chairperson Grund entertained a mo�on to recommend approval of the Special Use to Operate a Commercial Vehicle Repair and Maintenance business in the building. Commissioner Straka so moved and Commissioner Svoboda seconded the mo�on. AYES: Evans, Grund, Miller, Sabourin, Straka, Svoboda, Weber. 3 Planning and Zoning Commission Record of Minutes – Meeting Date: February 22, 2024 Page 4 of 29  NAYS: None. ABSTAIN: None Mo�on Passed 7-0. Chairperson Grund entertained a second mo�on to recommend approval of the Special Use for Accessory Outdoor Storage of Commercial Vehicles with the following condi�ons: 1. Pave all unpaved outdoor areas. 2. Install obscure fencing per Village Code 3. No signage indica�ng the resale of vehicles on the property. Commissioner Evans so moved and Commissioner Svoboda 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 provided updates including the kick-off of the Zoning Code Update project and the March mee�ng date having been changed to the 21st. Commissioner Weber inquired if the Board would have the op�on to set a �meframe for comple�ng recommended Condi�ons and the Village Planner confirmed this was possible. Commissioner Miller commented on the Tree Inventory and Urban Forest Management Plan the Village was launching. Commissioner Evans inquired about the status of cases heard in January 2024 and the Village Planner provided an update and answered related ques�ons. VII. Adjournment Chairperson Grund entertained a mo�on to adjourn the mee�ng. Commissioner Sabourin so moved. Commissioner Miller 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 8:52 P.M. 4 Planning and Zoning Commission Record of Minutes – Meeting Date: February 22, 2024 Page 5 of 29  Planning & Zoning Commission Staff Report Meeting Date: March 21, 2024 Staff Contact: Kate Portillo, AICP, Village Planner Case No. 24-05 Request for a Special Use Permit for the Low-Impact Manufacturing Subject: of Craft Beer and a Request for a Variance from the Off-Street Parking and Loading Requirements at 9509 Ogden Avenue. Location: 9509 Ogden Avenue, Brookfield, IL 60513 Applicant: James J. Koblish Current Zoning: SA-3 Corridor Mixed Use District Current Land Use: Commercial Building Applicant’s Requests: 1. Special Use Permit for the Low-Impact Manufacturing of Craft Beer. 2. Variance from §62-290 for the number of required off-street parking spaces from 2 spaces to 0 (zero) spaces. Background Information: 9509 Ogden Avenue is located along the Village’s western portion of Ogden Avenue in the 3-block span that is designated with Station Area zoning. The subject site previously housed the Panel Window Company. The applicant 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. Existing Conditions and Site Context The parcel is +/- 4,793 square feet and the building occupies nearly the entire area. Land uses to the north, east, and west also have the SA-3 designation and the land use to the south of the parcel is A-1 Single Family Residential. Commercial businesses occupy the properties to the east and west of the subject site, and a Village-owed redevelopment site is directly west of the parcel across Ogden Avenue. 1 Page 6 of 29 Village Plans The 2022 Energize Ogden Plan recommends enhancing the corridor character through improvement of building facades and the removal and replacement of obsolete signs and directs the Village to support building and façade improvements. The 2018 Comprehensive Plan references the corridor accommodating creative light industrial space. The 2017 Station Area District zoning identifies preserving and enhancing the scale and character of the area with the goal of increasing the pedestrian alignment of automobile-oriented commercial uses along Ogden Avenue. Analysis: The low-impact manufacturing of craft beer is compatible with the surrounding land uses and the proposed operations would have minimal noise, odor, and traffic impacts on the surrounding area. The new façade would support street-level viewing into the manufacturing facility and greater character on a pedestrian-scale. The renovation of the subject site demonstrates corridor investment and supports sustainability practices. The existing brick structure and proposed window and signage façade improvements meet the Station Area design guidelines. 2 Page 7 of 29 The parking variation requested relates to the limitations of the existing site. While reducing the required off-street parking to zero spaces is requested, the applicant has provided that there is a very minimal parking need for the low-impact manufacturing use. A future tasting room component would need to contemplate how to meet the off-street parking requirements for an additional use type at the site. Special Use and Variance Standards: An application for a special use permit should be considered in the context of the following standards: • The compatibility of the use with the intent and purpose of the property’s zoning district. • The compatibility of the use with the existing uses on the site and in the vicinity. • Special actions that are contemplated to modify any unique, special, or unusual impacts which the special use may cause or intensify upon properties or uses upon public facilities or neighboring properties. An application for variances should be considered in the context of the following standards: • 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 hardship alleged as the basis for variation must not be self-created or self-imposed by the applicant or his agent not 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. • 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. • That the variation is in harmony with the general purpose and intent of this chapter. Attachments: Special Use Application Variance Application Affidavit of Public Notice Riverside Brookfield Landmark Certificate of publication Dates of Authorization: Applications Filed March 1, 2024 Date of Mailed Legal Notice of Public Hearing March 5, 2024 Date Legal Notice of Public Hearing sign posted March 5, 2024 Date of Landmark Publication of Legal Notice March 6, 2024 Date of Public Hearing March 21, 2023 3 Page 8 of 29 Page 9 of 29 Page 10 of 29 Page 11 of 29  Bevmasters LLC Hop District Community Brewing Co. 03/01/24 Village of Brookfield Special Use Application Hop District Community Brewing Company is a family-owned and operated brewery with a neighborhood feel and family friendly tap room experience with outdoor seating. Our goal is to grow our business and begin distribution to neighboring towns. Our specific type of manufacturing is very low impact, only requiring one or two employees on site at a time. At the proposed Brookfield location, our hours of business will be 9:00 a.m. to 5:00 p.m. Monday through Friday. Aside from normal garbage trucks and postal carriers, the only delivery trucks that would come through the area would be twice a month. There is a container that will hold our spent grain that a farmer and/or agricultural school will pick up once a week. We will not have a retail space to begin with, but we are open to the idea down the road as this area of Brookfield continues to develop. Imperial Oak across the street has been a positive addition to the Village of Brookfield, and we hope to do the same since we are in the same industry. At our La Grange Park location, we are located directly next to a residential area and have not received any complaints about noise, smell, or any other aspects of our business. It is our goal to be a positive addition and be excellent neighbors. Jim Koblish Owner / Head Brewer Hop District Community Brewing Co. La Grange Park, IL Page 12 of 29 Page 13 of 29 Page 14 of 29 Page 15 of 29 Page 16 of 29 Page 17 of 29 Page 18 of 29 Page 19 of 29 Page 20 of 29 Page 21 of 29  Bevmasters LLC Hop District Community Brewing Co. 03/01/24 Village of Brookfield Parking Variance Application The way the Ogden District developed around our 1923 Congress Park Community Hall building, left it with zero parking spaces. We are located in the center between DuBois Blvd and Blanchan Ave and have businesses neighboring on either side and a public alleyway on the south end of our building. The only full-time employee will be Jim Koblish, the Head Brewer. Additional part-time employees may eventually include a sales rep and an assistant Brewer. Since the neighboring streets are stickered parking and Ogden Avenue has no parking available on it, we are looking into parking to the north in the Metra lot or securing a lease with the Galloping Ghost Garage. Without variance, however, it would be quite impossible for any business to be able to operate and be successful in this location. Jim Koblish Owner / Head Brewer Hop District Community Brewing Co. La Grange Park, IL Page 22 of 29 Page 23 of 29 Page 24 of 29 Page 25 of 29 Page 26 of 29 Page 27 of 29 Page 28 of 29 Page 29 of 29