Planning and Zoning Commission

Village of Brookfield Amended Agenda Planning and Zoning Commission Meeting Thursday, January 23, 2025 @ 7:00 PM Edward Barcal Hall 8820 Brookfield Avenue Brookfield, IL 60513 I. Call to Order II. Roll Call III. Approval of Minutes 1. Approval of the Minutes of the September 26, 2024, meeting. PZC Meeting 9.26.24 Minutes IV. Public Comment V. New Business 1. Case No. 25-01 Request for Sign Variations from Section 42.86 Permanent Sign Regulations in order to allow a third wall sign on the property that exceeds the maximum height and sign area and an awning sign that is mounted below the minimum clearance, exceeds the 30% coverage and two lines of text maximums for property located at 9000 Ogden Avenue. Committee Item Memo-23 Jan 2025 No. 1 Sign Variance Application 2. Request for a Text Amendment to Chapter 62- Zoning Section 217 Station Area Districts General Design Committee Item Memo-23 Jan 2025 No.2 Application 3. Case No. 25-03 Request for Special Use Permit under Section 62.30 of the Village Code to allow a “Massage Establishment” at 3745 Grand Boulevard Luxxe Honor Committee Item Memo-23 Jan 2025 No. 3 Application Floor Plan 4. Discussion of Planning and Zoning Commission Meeting Time VI. Other Business 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 34  PZC MEETING MINUTES Meeting started at 7:00 pm September 26, 2024 Attendance: Present: Evans, Miller, Sabourin, Svoboda, Straka, Grund, Weber Absent: None Motion to approve July 2023 meeting minutes: Moved by Commissioner Straka and seconded by Commissioner Miller. Motion passed unanimously, 7-0. (August 22, 2023 meeting was cancelled) Present at Meeting: Trustee Hendricks, Community Development Director Libby Popovic and Interim Planner, Mark Janeck. Public Comment: No public comment New Business - Application for a parking variance at 4431 Prairie. Staff report presented by Interim Planner Mark Janeck. He noted that there was a change to the staff report from showing that the building was a 4 unit building to a 3 unit legal non-conforming. Because it Is a 3 unit legal non-conforming, the parking calculation changes. There are five parking spots for 3 units. It is currently used as a multi-family property. It is considered legal non-conforming. The property was purchased in December 2023 and is used as a multi-family. Mark noted that staff has not noted any particular issues with parking in that area. The petitioner has requested a parking variance to 5 parking spots for 3 uni Commissioner Weber commented that if the building was a 4 unit, it would need to be changed back. Commissioner Grund asked for a motion to open the hearing. Commissioner Evans seconded the motion. Approved 7-0. Commissioner Grund then swore in Mrs.Triana Calderon, the petitioner. She provided her address and noted that the driveway to the multi unit is a shared driveway. Interim Planner Janeck noted that allowable uses under the current zoning code includes residential uses, including single family and townhouses. He then reviewed the slides showing the property and the proposed parking. He pointed out that the survey shows a shared driveway with parking in the rear of the building. He further provided a summary of the variance standards and discussed the Village of Brookfield’s historical land use precedent in that area. He next reviewed the variance standards relative to the specific variance request by the petitioner and the petitioner’s response to the ordinance. Petitioner noted that she and her husband purchased the home for herself and her husband and to move her mother-in-law into one of the units. They bought the property believing that the building had 5 spots that were approved and did not realize that the Page 2 of 34 code required 6 spots. They planed to get a new roof, electrical and to build a new garage and did not think parking would be a problem when applying for the permit. She spoke to Kate, the previous planner, who brought it to her attention that since the building was built, the code changed to require 1.25 parking spots. She noted that they do not plan on renting to others and that they have 3 vehicles that will be parked at the unit. She further noted that she was not trying to park on the main street but rather they wanted to build a garage to house the vehicles. Commissioner Svoboda asked if there were any formal driveway easements in place. Mrs Calderone responded that they were not. She stated that she spoke to other property owners and they were ok with the proposed garage. She further noted that they intended to repave the concrete on the driveway. Commissioner Evans confirmed whether Mrs Calderone was planning to repave portions on the shared driveway and Mrs. Calderone replied that she had planned to do that as part of the work. Commissioner Svoboda asked if there were any current leases for the units. Mrs Calderone noted that she has a lease agreement but is not planning on renting out the units. Her mother-in-law lives on the ground floor and is elderly. Commissioner Svoboda asked whether the lease agreement acknowledges the parking and Mrs. Calderon responded that she was not sure. She noted that if any tenants wanted to park in the designated units, she would not stop them. Commissioner Straka asked if they planned on using the garage for storage. Mrs. Calderone replied that they would store lawn mower and battery operated items that could not be left outside. Otherwise, they planned on parking their cars in the garage. Commissioner Grund asked if there were any other questions of the petitioner. Further discussion ensued between the commissioners. Commissioner Grund noted that with the stationary district, transit is nearby. He noted that making 2 parking spaces is too much and too much of a burden. He noted that he was in favor of the parking variance. Commissioner Miller asked whether the character in the area was similar to the request from the petitioner. Trustee Hendricks asked how far the unit was from the stationary district and Commissioner Weber noted that it was 2-3 blocks. Commissioner Evans asked whether storm water management was discussed, and Interim Planner Janeck noted that it was on grass. Commissioner Evans noted that Brookfield has an onerous storm water management system. Petitioner Calderone noted that she reviewed all of that with Kate, the previous planner, and with the inspector. Commissioner Webber noted that the downspouts would release water into the spaces. Interim Planner Janeck stated that the owners would repave the driveway and it would divert water to the street. Commissioner Webber confirmed with the petitioner on whether she was agreeable to the recommendation to repave the driveway and she responded that she was. Page 3 of 34 Commissioner Evans noted that he would include the conditions in the approval and made a motion to approve with the recommended conditions. Commissioners Straka noted he would approve a motion to approve the parking variance with conditions. Commissioner Evans made the motion and it was seconded by Commissioner Miller. The motion was passed 7-0 approving it. Commissioner Grund noted that the PZC is an advisory body and the Board of Trustees has the final say. Community Development Director noted that there was no other business to discuss at the meeting. Meeting was adjourned at 7:25 pm. Page 4 of 34  Committee Item Memo Meeting Date: January 23, 2025 Staff Contact: Scott Viger, Planner Department: Planning and Zoning Commission Subject: Case No. 25-01 Request for Sign Variations from Section 42.86 Permanent Sign Regulations in order to allow a third wall sign on the property that exceeds the maximum height and sign area and an awning sign that is mounted below the minimum clearance, exceeds the 30% coverage and two lines of text maximums for property located at 9000 Ogden Avenue. Background Information: Castle Motors has been at 9000 Ogden Avenue since 2020. They offer auto repair and sales of cars, trucks and trailers. In 2024 Castle Motors applied for an awning sign permit that was not issued. Later it was discovered that the awning sign as well as a wall sign were erected without a permit. Staff notified the applicant to apply for the wall sign permit and it was discovered that the erected sign was not Code compliant. This triggered the Variance application. Existing Conditions & Site Context The subject site is 21,038+ square feet and is improved with a one-story commercial building with parking lots on both the east and west side of the building. The adjacent zoning and land uses to the East, West and South are C1 General Service District. To the north across the alley is A1 Single Family. Subject property 2023 Streetview Image Analysis The Sign Regulations limit each property to two permanent signs. There are two permanent wall signs on the eastern (Sunnyside Avenue) façade of the building. The first requested variance request is to Page 5 of 34  surpass the maximum number of signs to allow four rather than two with an awning sign on the western faced and a wall sign upon the south facade. As noted above, the two signs in question, the Awning sign on the western façade and large wall sign on the south (Ogden Avenue) façade were both erected without a permit. The staff has a record of an application being sought for the awning sign that was not approved. No permit was sought for the wall sign. Awning signs are limited to 30% of the awning size. The requested awning far exceeds that maximum allowable coverage. Additionally, the awning is to have seven-foot clearance from the ground level. Staff has measured the awning clearance at 7’-4” and an overall height of 11’-2”. Two existing wall signs on the Eastern (Sunnyside Avenue) facade. The wall sign is limited to 100 square feet while the requested variance is to allow 122.46 square feet. The maximum vertical dimension of a wall sign is 4’ while the requested sign exceeds that maximum and has a height of 5’. The sign also exceeds the overall maximum height of 15’ extending upwards to 16’8”. Non permitted Awning Sign Non permitted Wall Sign Applicant’s Request 1. Variance for the number of signs on a property from two to four. 2. Variance for the size of a wall sign from 100 square feet to 122.46 square feet. 3. Variance for the height of a wall sign from 4’ to 5’ 4. Variance for the overall height of the wall sign from 15’ to 16’ – 8”. 5. Variance for the size of an awning sign to exceed 30% of thew awning size. In Page 6 of 34 In accordance with Section 42-206 Standards for Variance, the following findings shall be met and proven by the applicant before any positive consideration is to be made in granting of a variation: New signs. With respect to the erection of new signs, a variation from the regulations set forth in this chapter shall not be granted unless evidence is presented that: (1) The proposed variation will not be materially detrimental to other nearby property; (2) Notwithstanding the benefits, the property in question will suffer some demonstrable and irreversible hardship if made to conform to the strict letter of this chapter; (3) The alleged hardship has not been created by anyone presently having a proprietary interest in the property; and (4) The proposed variation is in harmony with the spirit and intent of this chapter. Dates of Authorization Application Filed November 26, 2024 Date of Mailed Legal Notice January 4, 2005 Date of Legal Notice of Public Hearing sign posted January 8, 2025 Date of Landmark Publication of Legal Notice January 8, 2025 Date of Public Hearing January 23, 2025 Recommendation(s): Recommendation The staff has reviewed the application and the property’s environs and believe that the request meets the above standards. And therefore, staff respectfully recommends approval of Case Number 25-01 Sign Variations under Section 42.86 to allow an additional wall sign on the south (front) façade measuring 122.46 square feet that exceed the maximum size of 100 square feet and has a sign height of 5’ exceeding the Code maximum of 4’ as well as an overall height of 16’ – 8” exceeding the maximum height upon the wall of 15’ and an awning sign on the west side façade that exceeds the maximum size of 30% of the awning at 9000 Ogden Avenue subject to the following conditions: 1. Both signs shall obtain a permit from the Community Development Department and all required inspections be conducted and approved. Attachment Description: Attachments Variance Application Plat of Survey Image of Awning Sign Plan & Image of Wall Sign Image of other existing signs on the property Affidavit of Public Notice Page 7 of 34 Riverside Brookfield Landmark Publication of Legal Notice Attachments: Committee Item Memo-23 Jan 2025 No.1 Page 8 of 34  Committee Item Memo Meeting Date: January 23, 2025 Staff Contact: Scott Viger, Planner Department: Planning and Zoning Commission Subject: Case No. 25-01 Request for Sign Variations from Section 42.86 Permanent Sign Regulations in order to allow a third wall sign on the property that exceeds the maximum height and sign area and an awning sign that is mounted below the minimum clearance, exceeds the 30% coverage and two lines of text maximums for property located at 9000 Ogden Avenue. Background Information: Castle Motors has been at 9000 Ogden Avenue since 2020. They offer auto repair and sales of cars, trucks and trailers. In 2024 Castle Motors applied for an awning sign permit that was not issued. Later it was discovered that the awning sign as well as a wall sign were erected without a permit. Staff notified the applicant to apply for the wall sign permit and it was discovered that the erected sign was not Code compliant. This triggered the Variance application. Existing Conditions & Site Context The subject site is 21,038+ square feet and is improved with a one-story commercial building with parking lots on both the east and west side of the building. The adjacent zoning and land uses to the East, West and South are C1 General Service District. To the north across the alley is A1 Single Family. Subject property 2023 Streetview Image Analysis The Sign Regulations limit each property to two permanent signs. There are two permanent wall signs on the eastern (Sunnyside Avenue) façade of the building. The first requested variance request is to surpass the maximum number of signs to allow four rather than two with an awning sign on the western faced and a wall sign upon the south facade. As noted above, the two signs in question, the Awning sign on the western façade and large wall sign on the south (Ogden Avenue) façade were both erected without a permit. The staff has a record of an application being sought for the awning sign that was not approved. No permit was sought for the wall sign. Awning signs are limited to 30% of the awning size. The requested awning far exceeds that maximum allowable coverage. Additionally, the awning is to have seven-foot clearance from the ground level. Staff has measured the awning clearance at 7’-4” and an overall height of 11’-2”. Page 9 of 34  Two existing wall signs on the Eastern (Sunnyside Avenue) facade. The wall sign is limited to 100 square feet while the requested variance is to allow 122.46 square feet. The maximum vertical dimension of a wall sign is 4’ while the requested sign exceeds that maximum and has a height of 5’. The sign also exceeds the overall maximum height of 15’ extending upwards to 16’8”. Non permitted Awning Sign Non permitted Wall Sign Applicant’s Request 1. Variance for the number of signs on a property from two to four. 2. Variance for the size of a wall sign from 100 square feet to 122.46 square feet. 3. Variance for the height of a wall sign from 4’ to 5’ 4. Variance for the overall height of the wall sign from 15’ to 16’ – 8”. 5. Variance for the size of an awning sign to exceed 30% of thew awning size. In In accordance with Section 42-206 Standards for Variance, the following findings shall be met and proven by the applicant before any positive consideration is to be made in granting of a variation: New signs. With respect to the erection of new signs, a variation from the regulations set forth in this chapter shall not be granted unless evidence is presented that: (1) The proposed variation will not be materially detrimental to other nearby property; (2) Notwithstanding the benefits, the property in question will suffer some demonstrable and irreversible hardship if made to conform to the strict letter of this chapter; (3) The alleged hardship has not been created by anyone presently having a proprietary interest in the property; and (4) The proposed variation is in harmony with the spirit and intent of this chapter. Dates of Authorization Application Filed November 26, 2024 Date of Mailed Legal Notice January 4, 2005 Date of Legal Notice of Public Hearing sign posted January 8, 2025 Date of Landmark Publication of Legal Notice January 8, 2025 Date of Public Hearing January 23, 2025 Page 10 of 34 Recommendation(s): Recommendation The staff has reviewed the application and the property’s environs and believe that the request meets the above standards. And therefore, staff respectfully recommends approval of Case Number 25-01 Sign Variations under Section 42.86 to allow an additional wall sign on the south (front) façade measuring 122.46 square feet that exceed the maximum size of 100 square feet and has a sign height of 5’ exceeding the Code maximum of 4’ as well as an overall height of 16’ – 8” exceeding the maximum height upon the wall of 15’ and an awning sign on the west side façade that exceeds the maximum size of 30% of the awning at 9000 Ogden Avenue subject to the following conditions: 1. Both signs shall obtain a permit from the Community Development Department and all required inspections be conducted and approved. Attachment Description: Attachments Variance Application Plat of Survey Image of Awning Sign Plan & Image of Wall Sign Image of other existing signs on the property Affidavit of Public Notice Riverside Brookfield Landmark Publication of Legal Notice Page 11 of 34  Village of Brookfield . Community Development Department S'lgn Varlance 8820 Brookfield Avenue, Brook?eld, Illinois60513-1688 Appllcatlon (708) 485-7344 ext 3 - www.brooklieldil.gov Applicant information FUHNomer Castle Motors“) Address: Email Address: RM mommaIn. AQD‘DW) \ - ()I'YlPhonenumber: (0-30 ['Q‘ '52 2 \ Is the applicant in the process of purchasing the property? III Yes [II No If yes, is the purchase contingent on approval of this request? D Yes El No Property Information Address: (\vt Brookfield IL,60513 Zoning district: Melon Use type: Property Index Number(s) (PIN): Legal Description: 566 (IMO/led (attach it necessary) The property is: El Conforming El Non—conforming explain non-conformity What will the property be used for? El Personal El New Business El RentalXResale Surrounding zoning and land uses: (Thisinformation can be found online on the Communit Portal.) Zoning Dismd (Residential, $223:ngIndustrial, etc.) North: Al 152m} [3 East: a\ éméta COMM-“(LIA South: 0‘ {omrcmi We“: Page 12 of 34 (Ll Commerué/  Checklist for submittal El Pre~application Meeting with Staff A pre—application meeting with Village staff is strongly suggested prior to filling application. El Completed Application Completed applications should be submitted at least 3 weeks before PZC meeting. I] Application Fee The application fee is due at the time of submittal. A $75 deposit willalso be collected for the public hearing sign. Thisdeposit willbe returned after the meeting. D Current Plat of Survey A LEGlBLEplat of survey showing the property in its current conditions and improvements. Cl Signed Affidavit and Proof of Ownership Affidavit of ownership completed and notarized submitted with a copy of a current tax bill, deed, or other official document showing current ownership. El Supporting Photos or Graphics Any photos and/or drawings that illustrate the current condition, the request, and the resulting condition if the request is granted, as well as the dimensions of the sign(s). [II Project Summary (optional) A written statement describing why the request. Any background information that may help the staff and the Board understand the request should be included. El Public Notice (submitted subsequently) in advance of public hearing, adjacent properties within 250 feet must be notified by mail. Once letters are mailed, an affidavit and letter must be submitted to the Village. I hereby affirm that l have full legal capacity to authorize the filing of this Petition and that all information and exhibits herewith submitted are true and correct to the best of my knowledge. The Authorized Signer invites Village representatives to make all reasonable inspections, investigations and pictures of the subject property during the processing period of this Petition. I agree to pay all fees consistent with the Village payment policies and comply with the Village Codes. i understand these fees will include publication expenses and may include engineering expenses and attorney fees. , L I Page 13 of 34 (?it/J [mtg/(mm // 96. ,9/ / I Printed name of Applicant Signature of Applicant Date  standards for Granting Sign Variance There are 4 standards that are considered and must be met in order to approve special uses in the Village of Brookfield. (Sec. 42206) Please describe how your request demonstrates compliance. 1. The proposed variation request will not be materially detrimental to other nearby property: 313a do?. 8 not }mpos-c.(law—HM “Max‘sto arm it L5 K a [mic/7\MP(()J( Wat: in ill/L, Pmpemgm mm/l tau/t. 2. Notwithstanding the benefits, the property in question will suffer some demonstratable and irreversible hardship if made to conform to the strict letter of this ordinance: 4m 5m m NothingWA law/1m 3. The alleged hardship has not been created by anyone presently having a proprietary interest in the property: We um, uni/(«f l‘mpm’m/I 0W g rm rompm l. £42 (3 i / 4‘ Grid M37% :Kl? ”(M Cjn M ?an/7 1‘4 ?ag. V 4. The proposed variation is in harmony with the spirit and intent of this ordinance: TLQ/ var{OI/l{Vb/t. OM/a; // [’5 547V / 67.! 7‘"”M m Ami/r] a J1 {SW/a // 6i 555M“,140% “Vi/gel, f?/‘HnV1/}: L Page 14 of 34  AFFIDAVITOF OWNERSHIP& DISCLOSUREOF BENEFICIARIES El the sole owner I, ()\Ac /} 0 Clité’I‘CI GOLWI , under oath, state that I am: an owner PrimEdname CI an authorized officer for the owner of the property described as I(/\ 1L and that such property 9000 OQCI’V] Avt?tgpMfr“ u property address 60{/5 is owned by I Pam I)"‘l/IO CUVLS‘IC/ l ofthis date. as property owner's name Further, the property to which this application relates IS / IS NOT the subject of a land trust as defined in Section 765 ILCS405 of the Illinois Compiled Statutes, ”The Land Trust Beneficial Interest Disclosure Act.” If the foregoing statement was complete in the affirmative, the following statement shall be completed and verified: l, , as the trustee/beneficiary of Printed name Trust Number, , Trust name pursuant to Section 765 ILCS405 of the Illinois Compiled Statutes, being first duly sworn, hereby sate and represent that the person(s), body(ies) Politic, corporation(s), or other entity(ies) below are the beneficiary(ies) of said land trust, that the beneficiary(ies) designated by a checkmark hold(s) the power of direction created therein, and that no beneficiary hold a beneficial interest as nominee for a person, body, politic, corporation or other entity not named herein. Name Address Interest /é/ Signature Property/Owner Page 15 of 34  PLAT MAP Borrower:Svetozar (Steve) Lalic FileNo.2 L04088ROOK ProperyAddress:9000 Ogden Ave Case No.21262 .City:Brook?eld State: IL Zip:60513 Lender:Belcor Financial Services Inc Mu?'nanmwmm 0 OF ° w" was... FLAT SURVEY— . nun-u- L T319 as m s. a 20. 2: 22. 23 mo 24 m BLOCK «toss mo Annmou TO ' gn-7:."- egossoALg sakeA suamvnszon 33 NORTH. or PAR? or sscnou 3‘ TOWNSHIP RANGE12. EAST OF THE THIRDPRINCIPAL IN COOK COUNTY. MERIDIAN. MJNOIS w mmum-mms- : munpvwr’ Page 16 of 34  FLOORPLANSKETCH Borrower:Svetozar (Steve) Lalic PropertyAddress:9000 Ogden Ave FileNo.: LD4OBBROOK ‘ City: Brook?eld Case No.: 1262 Lender:Belco Financial Services Inc State: IL Zip: 60513 . om :3. Stairs Semnd Floor Rear Workshop Bathroom & Locker Room Srorefmnll Reoep?on Area ?rst Floor mb/hnlf“ Comments: Page 17 of 34 Page 18 of 34 Page 19 of 34  Committee Item Memo Meeting Date: January 23, 2025 Staff Contact: Scott Viger, Planner Department: Community Development Subject: Case No. 25-02 Request for a Text Amendment to Chapter 62- Zoning Section 217 Station Area Districts General Design Background Information: It has come to the attention of staff that the particular exterior material choices for new and renovated buildings within the station district areas need to be increased in number. The current Code references specific materials and details in what situations the materials can be used. This reference reflects the vision of the Village, however, there are alternate materials and situations that staff believe require Board consideration for change. The proposed amendments would permit finished fiber cement concrete panels and planks to be used on building facades and remove the requirement for installation of a ‘rainscreen’ in certain instances. Fiber cement concrete is common now on buildings in the Chicago area and nation-wide as an alternative to vinyl, aluminum, and wood panels and siding due to its longevity, ease of manufacture, and texture choice relative to those materials. When fiber cement concrete was first marketed as a building product, there were very few surface texture choices and the fiber cement concrete would lose its color quickly. Over the past 30 years, fiber cement concrete products have quickly retained a reputation as a high quality and long lasting exterior building material, with a huge variety of exterior detail choices. Architectural concrete panels as well are recognized as high quality, easy to install, and able to be manufactured to reflect extremely attractive building façades. The current Code language does not permit this material in numerous instances in the station districts. According to staff research and current industry standards staff believes this material should be allowed to be used in order to give architects a larger pallet of exterior building materials. There is additionally a rainscreen requirement in the zoning code in instances where the major material choice of wood or composite wood products are used in the station districts. A rainscreen is an alternate method of reducing moisture build-up and denying moisture to enter into a chosen building wall assembly. This rainscreen requirement has been determined as superfluous to the Village’s building code requirements, specifically provided by the International Building Code (IBC). The building code does not require a rainscreen to be installed as part of any residential or commercial wall assembly, and there has been no suggestion from our building consultant, B&F Consulting, to amend the Village’s version of the IBC for this purpose. While the installation of a rainscreen does improve the moisture reduction abilities of wall construction, the added time and cost of the installation does not appear warranted and can act as a deterrence to new development in the Village. Proposed Text: Page 20 of 34 Staff is recommending the following text amendments to Section 62.217. Section 62.217 of the Code describes exterior materials able to be used in ‘major’ and ‘limited’ situations. It states, in relevant part, Sec. 62-217. - General design. (a)Materials. The following establishes general materials requirements applicable to all building types. 1.Intent. The intent of the following requirements is to require well-tested, high quality, durable materials intended for the majority of finished surfaces, while permitting a wider range of materials for details. 2.Major materials. A minimum of 80 percent of each street facade, not including window and door areas, shall be constructed of Major Materials. a. Simplicity of surface materials. A minimum of 70 percent of each facade, not including window and door areas, shall be constructed of one or two major materials per this section. b. Side and rear facades. Permitted major materials shall continue around the corner of a building from the street facade onto the side or rear facade for no less than 30 feet along the side or rear facade. Refer to limited use major materials for materials permitted on side and rear facades. c. Permitted major materials. Major materials shall be finish quality materials. The following are acceptable major materials. Refer to Figure 62-217-1. major materials. 1.Stone. 2.Brick. 3.Glass curtain wall. 4.Architectural metal panels 5.Wood and composite wood rainscreen system. - 6. Architectural finish fiber cement concrete panels and plank. d. Prohibited major materials. The following materials are not permitted for use as major materials. 1.Exposed, unfinished concrete. 2.Synthetic stucco (using foam insulation board). 3.Unfinished or untreated wood except as listed above. 4.Glass block. 5.Vinyl siding. 6.Plastic, fiberglass and acrylic panels. e. Limited use major materials. The following materials are prohibited except consistent with the following: 1.Economy bricks. Brick types larger than three inches in height are permitted as major materials on interior side, rear, and alley facades. 2.Fiber cement board. Fiber cement lap siding or shingles (such as HardiePlank or HardieShingle or similar) are permitted on the Yard and Row building type. 3.Wood lap siding and shingles. Painted wood, engineered wood, or composite wood lap siding and wood shingles are permitted on the Yard and Row building type. Financial Impact: None Recommendation(s): Staff respectfully recommends that the Planning & Zoning Commission consider for approval staff's request for the above proposed text amendments to the Zoning Code concerning exterior building materials in the Station Area Zoning Districts. Page 21 of 34 Page 22 of 34  Village of Brookfield Zoning Map/ Text Community Development Department Am e ndm e nt - ~ 8820 Brook?eld Avenue, Brook?eld, Illinois 60513-1688 (708) 485-7344 ext 3 - www.brook?eldil.gov App IIcat IO n Applicant Information FullName: \[i 6 or? roa k—Ci old Address: H05 amok-(1.415, 5820 Av-CMo-C Email Address: Phone number: joé .&56- “\5 L‘wé Is the applicant in the process of purchasing the property? El Yes El No Ifyes, is the purchase contingent on approval of this request? El Yes El No Property Information Address: N/A Brookfield IL,60513 Zoning district: 9W0“ Arm 17¢ wry-b Use type: Property Index Number(s) (PIN): Legal Description: MA N/A (attach if necessary) The property is: El Conforming El Non»conforming explain nonrconformily Surrounding zoning and land USeS: (Thisinformation can be found online on the Community Portal.) Zonlng Dlsmd Land Use (Residential, Commercial, industrial, etc.) North: East: South: West: Use of Property Page 23 of 34  Amendment Request Please describe your amendment request. jost- AMei/dwelt} Sec-hm62. 1 H sin-Hon Afton) who‘d} éwwemi 065M {1; garceWr/d’ (Mr-L3" web m @ 'MM MA‘LKV'VA travail)” like int-(Utremfbtf’ to eitm‘w‘lv. mm screen 9:17 {9 elim‘tmk We aim. Huh“ +0 01/ itadte’?mlé or Liar/Jr: QAWQK lieu) bun Mug ~- mlul0% \(AQ and Checklist for submittal El Pre-application Meeting with Staff A prerapplication meeting with Village staff is strongly suggested prior to filling application. El Completed Application Completed applications should be submitted at least 3 weeks before the PZC meeting. El Application Fee The application fee is due at the time of submittal. A $75 deposit will also be collected for the public hearing sign. Thisdeposit will be returned after the meeting. El Current Plat of Survey (map amendments only) A LEGlBLEplat of survey showing the property in its current conditions and improvements. El Signed Affidavit and Proof of Ownership Affidavit of ownership completed and notarized submitted with a copy of a current tax bill. deed, or other official document showing current ownership. El Project Summary (optional) A written statement describing why the request. Any background information that may help the staff and the Board understand the request should be included. El Public Notice (submitted subsequently) In advance of public hearing, adjacent properties within 250 feet must be notified by mail. Once letters are mailed, an affidavit and letter must be submitted to the Village. I hereby affirm that l have full legal capacity to authorize the filing of this Petition and that all information and exhibits herewith submitted are true and correct to the best of my knowledge. The Authorized Signer invites Village representatives to make all reasonable inspections, investigations and pictures of the subject property during the processing period of this Petition. I agree to pay all Page 24 of 34 fees consistent with the Village payment policies and comply with the Village Codes. I understand  Committee Item Memo Meeting Date: January 23, 2025 Staff Contact: Scott Viger, Planner Department: Community Development Subject: Case No. 25-03 Request for Special Use Permit under Section 62.30 of the Village Code to allow a “Massage Establishment” at 3745 Grand Boulevard Luxxe Honor Background Information: Luxxe Honor has operated in La Grange for ten years and is looking to relocate to Brookfield. The shop is located at 331 Hillgrove Avenue, La Grange. The Zoning Ordinance defines a “Massage” as “any method of pressure or friction against, or stroking, kneading, rubbing, tapping, pounding, vibrating or stimulating of the external parts of the human body with the hands or with the aid of any mechanical electrical apparatus or appliances, with or without such supplementary aids as rubbing alcohol, liniments, antiseptics, oils, powder, creams, lotions, ointment or other such similar preparations commonly used in the practice of massage, under such circumstances that it is reasonably expected that the person to whom the treatment is provided or some third person on his or her behalf will pay money or give any other consideration or any gratuity therefor.” Existing Conditions & Site Context The subject site is 2,207+ square feet square feet and is improved with a two-story commercial building. Subject property 2023 Streetview Image Property Zoning Comprehensive Plan Current Land Use Subject Property SA1 Core Mixed Mixed Use Mixed Use Use Page 25 of 34 North SA1 Core Mixed Mixed Use Mixed Use Use South SA1 Core Mixed Mixed Use Commercial Use East SA1 Core Mixed Mixed Use Mixed Use Use West SA1 Core Mixed Mixed Use Commercial Use Analysis The SA 1: Core Mixed-Use District is our downtown, its intent is to continue and enhance the scale and walkability of the existing mixed-use, main-street style buildings. The district is a mid-scale district that supports one to six story buildings that make up the core of the mixed- use areas adjacent to the stations. The main street building type of this district establishes a street wall of ground story, storefront facades built up to the sidewalk and utilizes on-street parking or parking in the rear. This district focuses on pedestrian friendly retail, and service uses on the ground story with residential and/or office uses in upper stories. As a first-floor retail business, Luxxe Honor complies with as well as enhances the SA 1 district intent. The Zoning Ordinance includes Massage Establishment under the general Use Category of Office but requires a Special Use Permit in the “Downtown” Core Mixed Use District. Luxxe Honor is primarily a retail establishment but also is looking to include offering aesthetician and massage services. Even as an ancillary use to the retail establishment the massage still requires the Special Use permit. Additionally, the Ordinance mandates that the massage use be located in the rear portion of the business, away from the sidewalk frontage. Luxxe Honor is compliant with this interior locational requirement. The applicant submitted a floor plan sketch indicating the massage therapy room, as well as the aesthetician room are located to the rear of the retail space. Tentative hours of operation are:  Sunday closed  Monday closed  Tuesday 10:00-6:00 p.m.  Wednesday 11:00-7:00 p.m.  Thursday 10:00-6:00 p.m.  Friday 10:00-6:00 p.m.  Saturday 9:00-5:00 p.m. In 2007 the Village amended our Code to allow “Commercial Spas” in the then C1 & C3 (Downtown) districts and allow them as a Special Use in C-2 District. Brennan Massage & Spa then opened at 3700 Grand Boulevard and has operated there continuously since 2007. Applicant’s Request The applicant, Luxxe Honor is opening a retail shop for face and body products. Additionally, they look to offer aesthetician services which are also permitted by right and massage services. These ancillary services will augment the retail nature of the business. Standards of Review Page 26 of 34  Special uses are generally uses which have unique, special or unusual impact upon the use or the enjoyment of neighboring properties beyond those uses normally included "of right" within any one zoning district. In developing its recommendation, the Planning & Zoning Commission shall determine if, and to what extent, the proposed special use at the particular location is necessary and desirable to provide a service or a facility that is in the interest of public convenience or will provide for the general welfare of the zoning district or the village as a whole (Section 62.821e). An application for a special use permit should be considered in the context of the following standards:  The compatibility of the use with the extent 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. Recommendation(s): Recommendation The staff has reviewed the application and the property’s environs and believe that the request meets the above standards. And therefore, staff respectfully recommends approval of Case Number 25-03 Special Use Permit under Section 62.30 to allow a Massage Establishment at 3745 as an accessory use to the retail establishment subject to the following conditions:  The Massage Establishment is accessory to Luxxe Honor retail store.  The property shall be developed in compliance with the floor plan submitted to the Village as part of the application.  Prior to operation of the massage establishment a Massage establishment license must be obtained from the Village of Brookfield. Attachment Description: Attachments Special Use Permit Application Plat of Survey Proposed Floor Plan Affidavit of Public Notice Riverside Brookfield Landmark Publication of Legal Notice Dates of Authorization Application Filed December 23, 2024 Date of Mailed Legal Notice January 2, 2025 Date of Legal Notice of Public Hearing sign posted January 8, 2025 Date of Landmark Publication of Legal Notice January 8, 2025 Date of Public Hearing January 23, 2025 Page 27 of 34  Village of Brookfield Community Development Department SpeCIal Use 8820 Brook?eld Avenue, Brooklield, Illinois 60513-1688 Appllcatlon (708) 485-7344 ext 3 - www.brook?e|dil.gov Applicant Information - : , , l. FullName: (, j 9 {ml perDalélugll Ca Address: (70275 Wane/brie, 91M, irii’smn mis TL (”0958 Email Address: Phone number: i{nn;L{r@iIU)<X()10th/£alr> Sim 3 I} Edi (pz?g) \J Is the applicant in the process of purchasing the property? El Yes 1N0 Ifyes, is the purchase contingent on approval of this request? El Yes [I No Address: 37945 grad L/v. BrookfieldlL, 60513 Zoning district: Current Use type: Property Index Numberls) (PIN): l9 . 7,4 . 47" . 4 41, . ,0... Legal Description: (7155’ A-wpt ”a, 72?“!or. 9%)! (attach if necessary) The property is: I Conforming El Non—conforming [meets zoning (does not meet zoning explain nonconformily requirements] requirements) Surrounding zoning and land uses: (Thisinformation can be found online on the Community Portal] zoning Dismd (Residential, $3233: Industrial, etcrl North: COWLVAeI'Llo“ 5 A, ,1 E05“ (owmerci'oii 5A- 1 South: 5A -1 camwevcwl West: 6A ., C?‘MlM‘erCl‘“l Use of Property Page 28 of 34 What isthe prop oed use of or improvement to the property? 1'i Y‘ai’U?i I  Standards for Granting Special Use Permit There are 3 standards that are considered and must be met in order to approve special uses in the Village of Brookfield. (Sec. 62—821)Please describe how your request demonstrates compliance. 1. Describe the proposed use‘s compatibility with the intent and purpose of the property's zoning district: T, .ntmt to Sir!?ute up lowly Wadi/pigthe WWW Rm wssm is to tau-cl V6473)! Soil/S 4’7) toasty90411130 MIL/”“934 ‘ imply win bodyoils 4 rt:i'tmr o.) ?rm/)3 0in °" g, 004m}/{> 2. Describe the proposed use‘s compatibility with existing uses on site and in the vicinity: Dijr *i’lwrailmvsi Wilt omuwie r?layc,tq'uh masSMie in Our (‘UQ‘i'ri?’P/“é Old writ a8 'Paiumif A’W 0i ()9 QQQn/i’iotlbiié’ in) gummy Afar Maw um 3. Describe what special actions, if any, are contemplated to modify any unique, special, or unusual impacts which the special use may cause or intensify upon properties and uses upon public facilities or neighboring properties: ?ame/t /l/ 07/ ff ta” 3/3/er méfg‘M/e S" l/Q/h >Prorwa/‘y er wiri/ Comp/[mane an Ss/K’S 0* , (Dr/r Woczesm 42/24/27WI/C’} Wf/ / "WW/5 W WWW/946, tug dink/7% to yi/ , mud? hole l hereby affirm that l have full legal capacity to authorize the filing of this Petition and that all information and exhibits herewith submitted are true and correct to the best of my knowledge. The Authorized Signer invites Village representatives to make all reasonable inspections, investigations, and pictures of the subject property during the processing period of this Petition. I agree to pay all fees consistent with the Village payment policies and comply with the Village Codes. I understand these fees willinclude publication expenses and may include engineering expenses and attorney fee Page 29 of 34 j ”(CL <3€\ @r?gmi/j?mI;i lica Ewe u C:><A)j(///iglncnure 9ncrlnigdfrome  Checklist for submitlal El Pre—application Meeting with Staff A pre—application meeting with Village staff is strongly suggested prior to filling application. El Completed Application Applications must be complete when submitted if you have questions, staff is happy to assist when you fillit out. Applications should be submitted 3 weeks before PZC meeting. III Application Fee The application fee of $675 is due at the time of submittal. A $75 deposit will also be collected for the public hearing sign. Thisdeposit willbe returned after the meeting. C] CurrentPlat of Survey A LEGIBLEplat of survey showing the property in its current conditions and improvements. El Signed Affidavit and Proof of Ownership Affidavit of ownership completed and notarized submitted with a copy of a current tax bill, deed, or other official document showing current ownership. lf applicant is in the process of purchasing the property, the current owner should fillthis out. If an agreement has been put together, you can also attach that. IIISupporting Photos or Graphics Any photos and/or drawings that illustrate the current condition, the request, and the resulting condition if the request is granted. El Summary of project/ request (optional) A written statement describing why the applicant is filling for this request. Any background information that may help the staff and the Board understand the request should be approved would be helpful. El Public Notice (submitted subsequently) In advance of the public hearing meeting, adjacent properties within 250 feet must be notified by mail. Once letters are mailed, an affidavit confirming this and one letter that was sent must be submitted to the Village. Page 30 of 34  IIIIIIIIIJII Ill} FLAT0? SURVEVS SIIIIIIEV. ATLA/NSPS PO. BOX 438607 OoNDOMlNlUMs Chicago,II 60643 PLAT OF SURVEY LAND DEVELOPMENT O?‘loe:3I1v971v7l85 Imizmsun'enhicag?gmnilxnm PARCEL I: LOTS 22 AND23 IN BLOCK I8 IN GRO§DALE, A SUBDMSION BY SE GROSS OF THE SOUTHEASTQUARTEROF IN COOK COUNTY,ILIJNOIS. SECTION34, TOWNSHIP 39 NORTH, RANGE 12. EAST OF THE THIRDPRINCIPALMERIDIAN. A SUBDMSION OF THE SOUTHEASTQUARTER PARCEL 2: LOT 25 IN BLOCK I8 IN GROSSDALE. IN SECTION 3‘. TOWNSHIP39 NORTH.RANGE 12, EAST OF THE THIRDPRINCIPALMERIDIAN,IN COOK COUNTY, ILLINOIS PARCE 3: LOT ZI AND LOT I5 (EXCEPTTHE EAST 41% FEET THEREOF)IN BLOCK 18 IN GROSSDALE. A SUBDMSION BY S.E. GROSS OF THE SOUTHEASTQUARTER OF SECHON 54. TOWNSHIP 39 NORTH, RANGE I1, EAST OF THE THIRDPRINCIPAL MERIDIAN. IN COOK COUNTY,ILUNOIS. PROPERTY ADDRESS: 374I-45 GRAND BLVD» BROOKFIELD,ILUNOIS. Page 31 of 34  1424;, 11m {’4 Page 32 of 34  AFFIDAVITOF OWNERSHIP & DISCLOSUREOF BENEFICIARIES / . sole owner IB/the I, ALA/A Y kWA/k— , under oath, state that I am: [I an owner ' primed name El an authorized officerfor the owner ofthe property described as 3 7 #54 61KW BII/L and that such property property address is owned by A’ND Y KW/I/IC/ as of this date. property owner’s name Further, the property to which this application relates IS / IS NOT the subject of a land trust as defined in Section 765 ILCS405 of the Illinois Compiled Statutes, ”The Land Trust Beneficial Interest Disclosure Act.” Ifthe foregoing statement was complete in the affirmative, the following statement shall be completed and verified: l, , as the trustee/beneficiary of Printed name Trust Number, , Trust name pursuant to Section 765 ILCS405 of the IllinoisCompiled Statutes, being first duly sworn, hereby sate and represent that the person(s), body(ies) Politic, corporation(s), or other entity(ies) below are the beneficiary(ies) of said land trust, that the beneficiary(ies) designated by a checkmark ho|d(s) the power of direction created therein, and that no beneficiary hold a beneficial interest as nominee for a person, body, politic, corporation or other entity not named herein. Name Address Interest /7 , / , // 1/ M, 4 M/ Signature / Page 33 of 34 SUBSCRIBED AND SWORN TO BEFORE ME ON THIS Page 34 of 34