Village of Brookfield Planning and Zoning Commission Met April 22.
Here is the minutes provided by the commission:
I. Call to Order
Chairman Grund called the regular meeting of the Planning and Zoning Commission to order at 7:10 PM.
II. Roll Call
Present: Commissioners Miller, Benjamin, Sbvoboda, Straka, Weber, Hendricks, and Chairman Grund
Others Present: Michael Schwarz, Director of Community & Economic Development; Trustee Michael Garvey, Board liaison
III. Public Hearings
PZC 21-07a - Special Use Permit for a Church/Place of Worship (Expansion of an Existing Church) in an A-2 Single-Family Residence District located at 4301-4309 Prairie Avenue and 4301 Forest Avenue (St. Nikola Serbian Orthodox Church)
A motion to open the public hearing was made by Commissioner Miller and seconded by Commissioner Benjamin.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Hendricks, Grund
NAYS: None.
Motion passed 7-0.
Director of Community and Economic Development (CED), Michael Schwarz presented the staff report.
Commissioner Miller asked if there was a requirement THAT the non-conformity of the corner side yard and interior yard be resolved. Director Schwarz clarified that the non-conformity does not need to be resolved because the applicant is expanding on the area of non-conformity or modifying the structure.
Commissioner Weber asked how the Village would respond if in the future the church’s uses changed and impacted parking. Specifically, if the uses changed, required more parking, and they could not supply it. Director Schwarz stated that the Village could withhold building/ occupancy permits if required parking is not met. Mr. Schwarz also clarified that several of the use types won’t be in operation during the same time period.
Commissioner Svoboda asked if the church wouldn’t be in compliance with parking requirements if they sold the residential property on Forest Avenue where the seven parking spaces are. Director Schwarz responded that they currently meet the required parking spaces on site without the 7 spaces near the residential structure.
Chairman Grund asked if anyone in the audience wanted to give testimony on this case.
Chairman Grund swore in applicant Petko Petrovich, on behalf of the church. Mr. Petrovich reminded the Commission that last year the church made modifications to the church without needing zoning modifications. He clarified that the existing church space will be converted to classroom space and the existing assembly hall will remain a gathering hall.
Mr. Petrovich continued that they can have upwards of 50 to 100 parishioners at Sunday services and have tried to accommodate as much additional parking as possible, even more than what is required. He stated that the church currently has a working relationship with Lincoln School. The church allows school vehicles to use its parking in the morning to drop children off, and on holidays the school allows church goers to use their parking lot for overflow. If the church expands their use in a way that requires more parking, they are willing to explore an official lease agreement with the school.
Chairman Grund stated that the Commission appreciates the applicant incorporating the Commission’s previous feedback.
Chairman Grund asked if there was any additional public comment. There was none.
Chairman Benajmin made a motion to close the public hearing for case 21-07a special use permit expansion of a church/place of worship in an A2: Single-Family zoning district. Motion was seconded by Straka.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Hendricks, Grund
NAYS: None.
Motion passed 7-0.
IV. New Business
PZC Case 21-07b – Plat of Consolidation of property located at 4301-4309 Prairie Avenue and 4301 Forest Avenue (St. Nikola Serbian Orthodox Church)
Director Schwarz informed the Commission that the Village Attorney mentioned that this case type has historically come before the PZC even though it is not required by the Zoning Code. Mr. Schwarz then summarized the staff report, highlighting that building over lot lines is not permitted therefore the applicant’s property needs to be consolidated into one lot. Staff recommends approval of the request.
Commissioner Benjamin commented that these case types do not need to come before the Commission, especially because it holds up development. Commissioner Straka agrees.
Chairman Benjamin made a motion to recommend approval to the Board of case 21-07b of a plat of consolidation for 4301-4309 Prairie Avenue and 4301 Forest Avenue (St. Nikola Serbian Orthodox Church), subject to any technical revisions prior to recording. Seconded by Commissioner Hendricks.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Hendricks, Grund
NAYS: None.
Motion passed 7-0.
PZC Case 21-09 – Plat of Consolidation of property located at 3736-3738 Grand Boulevard (Garcia Property)
Director Schwarz presented the staff report. He explains that the applicant is proposing to consolidate two existing lots into one new lot to construct a new three-story mixed-use building.
Staff recommends approval of the request.
Commissioner Hendricks asked why 2.5-feet by 50-feet of lot 23 is not included as part of the consolidation.
Mr. Schwarz asked if the applicant was here and could speak to this.
The applicant’s son was present and explained that the applicant does not have ownership of this area.
Commissioner Straka made a motion to recommend approval to the Village board case 21-09 a plat of resubdivision for 3736-3738 Grand Boulevard, subject to any technical revisions prior to recording. Seconded by Commissioner Svoboda.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Hendricks, Grund
NAYS: None.
Motion passed 7-0.
PZC Case 21-10 – Plat of Consolidation of property located at 3242 Grand Boulevard (Hendricks Residence)
Chairman Grund asks Commissioner Hendricks to recuse herself for this case, and she steps out of the board room
Director Schwarz presents the staff report. Applicants are proposing to consolidate three lots on their property in order to build an addition onto the existing home in compliance with zoning requirements. Staff recommends approval of the request.
Commissioner Benjamin stated that the Village needs to streamline the plat consolidation process because requiring that the applicants come before the Planning and Zoning Commission holds them up.
Commissioner Benjamin made a motion to recommend approval to the Village Board of case 21-10 a plat of consolidation for 3242 Grand Boulevard, subject to any technical revisions prior to recording. Seconded by Commissioner Miller.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Grund
NAYS: None.
Motion passed 6-0.
Commissioner Hendricks returns to the board room.
PZC Case 21-12 – Plat of Consolidation of property located at 4126 Raymond Avenue (Alcalá Residence)
Director Schwarz present the staff report explaining that the applicant is proposing to consolidate 3.5 lots that make up his property in order to build an addition onto the existing home. Staff recommends approval of the request.
Commissioner Straka made a motion to recommend approval to the Village Board of case 21-12 for a plat of consolidation for 4126 Raymond Avenue, subject to any technical revisions prior to
recording. Seconded by Commissioner Hendricks.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Hendricks, Grund
NAYS: None.
Motion passed 7-0.
Approval of Minutes from March 25, 2021
Chairman Grund asks if there are any questions or revisions of the meeting minutes.
Commissioners Miller and Strake had revisions.
Commissioner Svoboda made a motion to approve the meeting minutes as amended. Motion was seconded by Commissioner Straka.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Grund
NAYS: None.
ABSTAIN: Hendricks
Motion passed 6-0.
V. Old Business
None.
VI. Staff Update
Director Schwarz informed the Commission that the Village has hired a new Village Planner,
Kendra Kuehlem, and her first day is next Monday. Mr. Schwarz also reminds the Commission that in addition to her work experience, she was a summer intern in Brookfield.
VII. Next Meeting
Chairman Grund announced that the next regular meeting of the commission is on May 20, 2021. Mr. Schwarz adds that there will be at least two variance cases on the agenda for that meeting.
VIII. Public Comment
Commissioner Benjamin announces that Commissioner Hendricks is leaving the Planning and Zoning Commission and will be a new Trustee on the Village Board. He commends her on her service to the public and congratulates her on her new position.
Commissioner Straka also congratulates Commissioner Hendricks. Commissioner Weber thanks Ms. Hendricks for her time and service. Commissioner Miller appreciates Ms. Hendricks’ knowledge and experience, and reminds everyone that Ms. Hendricks will be the Board Liaison for the Commission. Chairman Grund echoes the other Commissioner’s sentiments.
Commissioner Hendricks thanks everyone and states that it has been a pleasure serving on the Commission.
Chair Grund also congratulates Trustee Garvey on his new position as Village President elect.
IX. Adjournment
Commissioner Hendricks made a motion to adjourn. Commissioner Benjamin seconded the motion.
AYES: Miller, Benjamin, Sbvoboda, Straka, Weber, Hendricks, Grund
NAYS: None.
Motion passed 7-0.
The meeting adjourned at 7:55 PM.
https://brookfieldil.gov/wp-content/uploads/2021/06/PZC-2021-06-24-Packet.pdf
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