Planning and Zoning Commission

Village of Brookfield Agenda Planning and Zoning Commission Meeting Thursday, July 25, 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. June 27, 2024 Draft PZC Minutes 06_27_2024 IV. Public Comment V. New Business 1. PZC Case 24-13 Public Hearing to Consider a Request for a Variance from §62-75 Bulk, Yard, and Space Requirements to Build an Enclosed Porch for 3132 Park Avenue PZC Case 24-13 Variance Packet VI. Other Business 1. Camiros presentation of the Zoning Code Update Technical Report 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 23  8820 Brookfield Avenue • Brookfield, Illinois 60513-1688 (708) 485-7344 • FAX (708) 485-4971 www.brookfieldil.gov Planning and Zoning Commission · Record of Minutes June 27, 2024 @ 7:00 PM Edward Barcal Hall Boardroom 8820 Brookfield Avenue · Brookfield, IL 60513 I. Call to Order Chairperson Grund called the regular meeting of the Planning and Zoning Commission to order at 7:00 PM. II. Roll Call Present: Chairperson Grund and Commissioners Evans, Sabourin, Straka, Svoboda, and Weber. Absent: Commissioner Miller. Others Present: Trustee Liaison Jennifer Hendricks, Community Development Director Libby Popovic, and Village Planner Kate Portillo. III. Approval of Minutes Chairperson Grund entertained a motion to approve the meeting minutes dated May 23, 2024. Commissioner Straka so moved. The motion was seconded by Commissioner Sabourin. AYES: Grund, Evans, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. IV. Public Comment No public comment. V. Old Business Case No. 24-09 Continuation of a Public Hearing to Consider a Request for a Special Use Permit for a Massage Establishment at 9211 Broadway Avenue. Chairperson Grund noted that the public hearing had been opened and continued on May 23, 2024, and would proceed today. Village Planner Kate Portillo presented the staff report and responded to a Commissioner question related to the applicant’s proposed condition to make payments in lieu of sales tax on an annual schedule. Chairperson Grund opened the floor for Public Comment and swore in those who stood to speak. Attorney Tim Foley provided the petitioner’s background and the request. Li Dong gave a presentation about herself, her family, and the proposed massage establishment business. Liang Qu introduced himself as Li Dong’s husband and spoke about massage establishments in other communities and about the proposed massage establishment use relative to the Broadway business district. Attorney Foley responded to the Village finding that a “payment in 1 Planning and Zoning Commission Record of Minutes – Meeting Date: June 27, 2024 Page 2 of 23  lieu of sales tax” is a not a proper special use condition, spoke to the proposed massage establishment’s compatibility with the character of the corridor, and discussed previous special uses issued to Broadway Avenue businesses since 2017. Chairperson Grund entertained a motion to close the public hearing for Case 24-09. Commissioner Svoboda so moved. The motion was seconded by Commissioner Straka. AYES: Grund, Evans, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Motion Passed 6-0. Commissioners deliberated the requested special use. In their findings, some Commissioners stated that the proposed business would provide a service necessary to the public convenience and would promote the general welfare of the community while other Commissioners stated the proposed use was not unique to the area and the massage establishment would not align with prioritizing a diverse tax base that includes a mix of retail businesses. Chairperson Grund entertained a motion to recommend approval of Case 24-09 for a Special Use Permit to Operate a Massage Establishment at 9211 Broadway Avenue. Commissioner Sabourin so moved. The motion was seconded by Commissioner Evans. AYES: Grund, Straka, Svoboda. NAYS: Evans, Sabourin, Weber. ABSTAIN: None Motion Failed 3-3. VI. New Business Case No. 24-10 Public Hearing to Consider a Request for a Special Use Permit for Joint Off- Street Parking for the Blue Water Bar located at 9016 W 31st Street. Chairperson Grund entertained a motion to open the public hearing. Commissioner Straka so moved. The motion was seconded by Commissioner Sabourin. AYES: Grund, Evans, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. Village Planner Kate Portillo presented the staff report. Chairperson Grund opened the floor for Public Comment and swore in those who stood to speak. Errol Kirsch described the proposed project and responded to questions from the Commissioners. Commissioners asked questions about the current and future occupancy of the building, regarding the proposed use of the garage, about the current condition of the parking lot and proposed improvements and requested more information as to the location of the refuse container and how the disposal of grease is/will be handled. John Scheuerman was sworn in to clarify the intended process for grease disposal when a kitchen is added. Chairperson Grund entertained a motion to close the public hearing for Case 24-10. Commissioner Straka so moved. The motion was seconded by Commissioner Svoboda. 2 Planning and Zoning Commission Record of Minutes – Meeting Date: June 27, 2024 Page 3 of 23  AYES: Grund, Evans, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. Commissioners deliberated the requested special use. In their findings, Commissioners stated that the joint parking serves as a model of cooperation in using an underutilized lot to come into compliance with off-street parking requirements for another business use, commented that the proposed streetscape is a welcome action to modify the impacts of a parking area within the corridor, and is compatible with existing uses and the purpose of the zoning district. Commissioner Sabourin entertained a motion to recommend approval of Case 24-10 for a Special Use Permit for Joint Parking at 9046 W 31st Street with the condition that the landscaping buffer along the 31st Street right-of-way is provided. Commissioner Svoboda so moved. The motion was seconded by Commissioner Evans. AYES: Evans, Grund, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. Case No. 24-11 Public Hearing to Consider a Request for a Special Use Permit for an Indoor Assembly Use of a Children’s Playroom at 9037 Monroe Avenue. Chairperson Grund entertained a motion to open the public hearing. Commissioner Svoboda so moved. The motion was seconded by Commissioner Straka. AYES: Grund, Evans, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. Village Planner Kate Portillo presented the staff report and read an emailed public comment into the record received from Robert and Pamela Goodman in support of the business. Commissioners requested information on the current off-street parking requirements and requested confirmation that if the business operators changed their business model to an event space, it would trigger the need for a new special use application under the Village Code. Chairperson Grund opened the floor for Public Comment and swore in those who stood to speak. Szewai Lee and Chris Watland gave introductions and shared a presentation on their business plan for “Winnie’s Playroom”. The primary intended use is an indoor playroom for children up to 6 years old with secondary uses of events/workshops and retail, with hours of operation Monday through Friday 9 a.m. to 4 p.m. and on Saturdays and Sundays from 10 a.m. to 6 p.m. Commissioners asked questions about whether the parking spaces in the rear of the building are designated, requested confirmation that adult supervision is required (not a drop-off service) and that no on-site food preparation is planned, and reviewed the hours of operation. Resident Maria O’Donnell came forward not in favor of the special use, with concern for the safety of pedestrians and related to congestion in the streets. 3 Planning and Zoning Commission Record of Minutes – Meeting Date: June 27, 2024 Page 4 of 23  Chairperson Grund entertained a motion to close the public hearing for Case 24-11. Commissioner Straka so moved. The motion was seconded by Commissioner Svoboda. AYES: Grund, Evans, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. Commissioners deliberated the requested special use. In their findings, Commissioners stated that the use is unique and a positive addition to the immediate area, provides a strong retail component, is compatible with existing uses in the vicinity as the hours of operation are nearly opposite of the Off Broadway business, and the operating hours alleviate concerns about impacts which the proposed business workshops/events components would cause or intensify upon properties in the area. Commissioner Svoboda entertained a motion to recommend approval of Case 24-11 for a Special Use Permit for an Indoor Assembly Use of a Children’s Playroom at 9037 Monroe Avenue with the condition that signage be provided in the rear of the building designating the parking spaces for the three businesses in the building. Commissioner Evans so moved. The motion was seconded by Commissioner Sabourin. AYES: Evans, Grund, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. Case No. 24-12 Public Hearing to Consider a Request for a Final Planned Development for Property Located at 8845 Burlington Avenue. Chairperson Grund entertained a motion to open the public hearing. Commissioner Sabourin so moved. The motion was seconded by Commissioner Straka. AYES: Evans, Grund, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None. Motion Passed 6-0. Village Planner Kate Portillo presented the staff report, provided a review of the Planned Development process to date, and noted one additional variance should be included in the Final Planned Development. Commissioners asked questions about the additional variance and about the Final Engineering page specific to stormwater management regulations still needed. Chairperson Grund opened the floor for Public Comment and swore in those who wished to speak. The applicant Elizabeth Diaz and architect Ronald Vari provided context on the construction expertise now engaged for the project. Commissioner questioning focused on gaining an understanding as to why the Final Planned Development application remains incomplete relative to the conditions given at the January 25, 2024 meeting, specifically Final Engineering and Final Landscaping. There was no other public comment. Chairperson Grund entertained a motion to close the public hearing for Case 24-12. Commissioner Straka so moved. The motion was seconded by Commissioner Evans. 4 Planning and Zoning Commission Record of Minutes – Meeting Date: June 27, 2024 Page 5 of 23  AYES: Evans, Grund, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Motion Passed 6-0. Commissioners deliberated approval of the Final Planned Development, noting numerous concerns based on past experience and the observing the condition of the property in recent months. The discussion moved to continuing the public hearing versus making the outstanding items a condition of advancing to the Committee of the Whole. In their findings, the Planning and Zoning Commission determined that the following standards had been met: • The proposal is in general conformity with the previously approved preliminary planned development. • The proposal justifies the intended variations from the strict application of the zoning ordinance. • The proposal requires the following additional conditions, with supplemental documents submitted and approved as listed before being heard at the Committee of the Whole meeting: o All items as stated in the staff report dated June 27, 2024. o Variance for a 11’3” garage entrance drive aisle from the required 22’ drive aisle. o All exterior street elevations (Sheet A2.0 and A2.1) to match building renderings (Sheet R). Chairperson Grund entertained a motion to recommend approval of the Final Planned Development with the conditions as stated in the findings. Commissioner Svoboda so moved. Commissioner Sabourin seconded the motion. AYES: Evans, Grund, Sabourin, Straka, Svoboda, Weber. NAYS: None. ABSTAIN: None Motion Passed 6-0. VII. Other Business Village Planner Kate Portillo shared that the draft findings for the Zoning Code Update project will be presented at the July meeting. Director of Community Development Libby Popovic announced Michelle Niemeyer has joined the department as the Building Division Manager. VIII. Adjournment Chairperson Grund entertained a motion to adjourn the meeting. Commissioner Sabourin so moved. Commissioner Svoboda seconded the motion. AYES: Grund, Evans, Sabourin, Straka, Svoboda, Weber. NAYS: None ABSTAIN: None Motion Passed 6-0. The meeting was adjourned at 8:59 P.M. 5 Planning and Zoning Commission Record of Minutes – Meeting Date: June 27, 2024 Page 6 of 23  Planning & Zoning Commission Staff Report Meeting Date: July 25, 2024 From: Kate Portillo, AICP, Village Planner Subject: Case No. 24-13 Request for Variance from §62-75 Bulk, yard and space requirements of the Village Code for 3132 Park Avenue Location: 3132 Park Ave, Brookfield, IL 60513 PIN: 15-34-201-406 Applicant: Ben Thurnhoffer Current Zoning: A Single-Family Residential District Current land Use: Single Family Residential Background Information: In May of 2024, Ben Thurnhoffer applied for a building permit to construct a new 160 square foot three- season sunroom and a 170 square foot concrete patio on the subject site. The permit could not be approved because the maximum building coverage for an interior lot in the A Single-Family Residential district is 30% and the current building coverage on the lot is 33.5%. The existing primary structure with an attached garage is legal non-conforming but the property does meet the 40% minimum green space requirement as 54.4% of the property is unimproved. The applicant is requesting a variance from §62-75 Bulk, yard and space requirements of the zoning code related to maximum building coverage to build the three-season sunroom. Existing Conditions & Site Context The subject site is improved with a single-family residence including an attached garage accessible via a curb cut and driveway from Park Avenue on the east side of the property. The adjacent zoning and land uses are exclusively A-Single Family Residential in all directions. 1 Page 7 of 23 Analysis The total building coverage with the proposed sunroom would be 36% and the total lot coverage with the new sunroom and concrete patio would be 48.7%. With a total of 51.3% green space if granted the building coverage variance, the subject site would meet the green space requirement. Applicant’s Requests: 1. Variance for maximum building coverage from 33.5 % to 36%. Standards of Review: In accordance with §62-760 Standards for variation, the seven following findings shall be met and proven by the applicant before any positive consideration is to be made in granting of a variation: 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. 2. The hardship alleged as the basis for variation must not be self-created or self-imposed by the applicant or his agent not by unauthorized and unpermitted acts of any prior owner. 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. 4. That the variation sought will not impair an adequate supply of light or air to adjacent property. 5. That the variation sought will not unreasonably diminish the values of adjacent property. 6. That the variation sought will not unreasonably create congestion in the public streets or otherwise endanger public safety. 7. That the variation is in harmony with the general purpose and intent of this chapter. Attachments: Variance Application Plat of Survey by Exacta Illinois Land Surveyors dated March 8, 2018, and proposed site plan overlay. Affidavit of Public Notice Riverside Brookfield Landmark publication of Legal Notice Dates of Authorization: Application Filed July 5, 2024 Date of Mailed Legal Notice of Public Hearing July 8, 2024 Date Legal Notice of Public Hearing sign posted July 8, 2024 Date of Landmark Publication of Legal Notice July 10, 2024 Date of Public Hearing July 25, 2024 2 Page 8 of 23 Page 9 of 23 Page 10 of 23 Page 11 of 23 Page 12 of 23 Page 13 of 23 Page 14 of 23 Page 15 of 23 Page 16 of 23 Page 17 of 23 Page 18 of 23 Page 19 of 23 Page 20 of 23 Page 21 of 23 Page 22 of 23  The Landmark, July 10, 2024 19  PUBLIC NOTICES PUBLIC NOTICES Let the sun shine in... HOURS: 9:00 A.M.– 5:00 P.M. MON–FRI Deadline: Monday at 5 p.m. Your right to know...In print • Online BY PHONE: (708) 613-3333 | BY FAX: (708) 467-9066 BY E-MAIL: EMAIL@GROWINGCOMMUNIT YMEDIA .ORG PUBLIC NOTICES PUBLIC NOTICES PUBLIC NOTICES PUBLIC NOTICES PUBLIC NOTICES Legal Notice PUBLIC NOTICE NOTICE OF PUBLIC HEARING State of Illinois STATE OF ILLINOIS VILLAGE OF BROOKFIELD You are hereby notified that a Public County of Cook Hearing has been called by the PUBLIC NOTICE ID HEREBY GIV- Housing Authority of the Village of Let the EN that a public hearing on the adop- Notice of Public Hearing Oak Park, Oak Park, Illinois to be tion of the proposed Annual Budget Village of Brookfield held at the Village Hall of Oak Park and Appropriations Ordinance of the Planning and Zoning Commission at 123 Madison Street, (Lombard and Park District of Forest Park, County July 25, 2024, at 7:00 PM Madison), Oak Park, Illinois in Room of Cook, Illinois for the fiscal year 201 at 10:00 A.M. on Wednesday, beginning May 1, 2024 and ending NOTICE is hereby given that the August 28, 2024, for the purpose sun shine in! April 30, 2025 will be held at the Ad- Village of Brookfield Planning and of considering the following item of ministration Building, 7501 Harrison Zoning Commission will conduct a business: Street, Forest Park, IL 60130 on July public hearing on Thursday, July 25th 18, 2024 at 6:00 p.m. , 2024 at 7:00 p.m. in the Edward To hear comments from the Public on Barcal Hall located at 8820 Brook- the Public Housing Agency Plan. Jackie Iovinelli field Avenue, Brookfield, Illinois for The draft of the PHA Annual Plan Park District Board Secretary the purpose of considering a request for 2025 along with the public’s Dated this July 8, 2024 from Ben Thurnhoffer for a variation comments will be considered by Published in Forest Park Review from §62-75 Bulk, yard and space the Authority before adoption of Public Notice: July 10, 2024 requirements in order to build an en- the Annual Plan to be submitted by closed porch for property located at Tuesday, October 15, 2024, to the 3132 Park Avenue, Brookfield, Illinois U.S. Department of Housing and Your right to know...In print • Online PUBLIC NOTICE STATE OF ILLINOIS 60513 (PIN 15342010460000). Urban Development. COUNTY OF COOK Legal Description: THE SOUTH 50 The draft plan is available for Available to you 24 hours a day, 7 days a week, every day of the year VILLAGE OF FOREST PARK FEET OF LOT 12 IN BLOCK 6 IN BROOKFIELD MANOR, BEING A inspection at the following locations during normal hours of operation, I, VANESSA BELMONTE, CLERK SUBDIVISION OF THE NORTH- Monday through Friday, 8:30 A.M. to OakPark.com OF THE VILLAGE OF FOREST EAST QUARTER OF SECTION 34, TOWNSHIP 39 NORTH, RANGE 12, 5:00 P.M.: PARK, DO HEREBY STATE, that on Oak Park Housing Authority RBLandmark.com Monday, July 22, 2024, at 6:45 PM at the Forest Park Village Hall, 517 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT RAILROAD 21 South Boulevard Oak Park, IL 60302 ForestParkReview.com Desplaines Avenue, Forest Park, Illinois, a public hearing will be held RIGHT OF WAY OF SUBURBAN RAILROAD), IN COOK COUNTY, Mills Park Tower ILLINOIS. AustinWeeklyNews.com to consider the proposed adoption of the Appropriation Ordinance for fis- 1025 Pleasant Place Oak Park, IL 60302 The public is invited to attend the Written comments will also be PublicNoticeIllinois.com cal year 2024-2025 for the Village of Forest Park. At the public hearing, all public hearing and present oral and/ accepted prior to the hearing for interested persons may provide com- or written comments. inclusion in the public record. ments concerning the appropriation Written comments may be pro- of the sums of money the Village of vided prior to 4:00 PM on the day Address all comments or inquiries to: Forest Park deems necessary to de- of the public hearing to: Village of Oak Park Housing Authority fray all its necessary expenses and Brookfield, Planning and Zoning Executive Director liabilities. The appropriation docu- Commission c/o Kate Portillo, 8820 Re: PHA Annual Plan 2025 ment will be available for public in- Brookfield Avenue, Brookfield, IL 21 South Boulevard spection no later than July 12, 2024, 60513, kportillo@brookfieldil.gov, or Oak Park, IL 60302 in the Village Clerk’s Office at the Vil- 708-485-1445. Oral or written testi- lage of Forest Park, 517 DesPlaines mony may be given during the public Published in Wednesday Journal Ave., Forest Park, Illinois. hearing. July 10, 2024 Dated this 10th day of July, 2024 The application may be viewed at the Village of Brookfield Village Vanessa Belmonte Hall during normal business hours. Clerk, Please reference PZC Case 24-13. Village of Forest Park Public hearings may be continued from time to time without further Published in Forest Park Review notice except as otherwise required July 10, 2024 under the Illinois Open Meetings Act. Individuals with disabilities requir- EQUAL HOUSING ing a reasonable accommodation in order to participate in any meet- LEGAL NOTICE OPPORTUNITY ing should contact the Village of The Village of Oak Park will All real estate advertising in this newspaper Brookfield (708) 485-7344 prior to receive sealed bids from is subject to the Fair Housing Act, which the meeting. Wheelchair access is qualified contractors at the makes it illegal to advertise any preference, available through the front (South) Public Works Center, 201 limitation or discrimination based on age, entrance of Village Hall. South Boulevard, Oak Park, race, color, religion, sex, handicap, familial Illinois 60302 Monday through status or national origin, or intention to Friday, 7:30 a.m. to 4:00 p.m. make any such preferences, limitations or By the Order of Chuck Grund, local time until 11:00 a.m. on discrimination. Planning and Zoning Commission Thursday, July 25, 2024 for the The Illinois Human Rights Act prohibits Chairman. following: discrimination in the sale, rental or advertising of real estate based on factors Published in RB Landmark Village of Oak Park in addition to those protected under July 10, 2024 Water Distribution System federal law. Leak Survey - 2024 This newspaper will not knowingly accept Bid Number: 24-128 any advertising for real estate which is in Bid documents may be violation of the law. All persons are hereby obtained from the Village’s informed that all dwellings advertised are website at http://www.oak- available on an equal opportunity basis. park.us/bid. For questions, Restrictions or prohibitions of pets do not please call Public Works at apply to service animals. (708) 358-5700 during the To complain of discrimination, call HUD above hours. toll free at: 1-800-669-9777. GROWING COMMUNITY MEDIA Published in Wednesday Journal July 10, 2023 Page 23 of 23