The village of Frankfort Plan Commission/Zoning Board of Appeals met Feb. 9 to approve building materials.
Here are the meeting's minutes, as provided by the board:
"The Plan Commission/Zoning Board of Appeals is created by state law.The Mayor appoints the seven member commission with the advice and consent of the Trustees. The Mayor designates one person as the chairperson.The Commission meets on the 2nd and 4th Thursdays of every month.Commissioners review planning related issues such as rezoning, variance, special use, PUD (Planned Unit Development) and subdivision requests."
MINUTES REGULAR MEETING OF VILLAGE OF FRANKFORT PLAN COMMISSION/ ZONING BOARD OF APPEALS FEBRUARY 9, 2017-VILLAGE ADMINISTRATION BUILDING
432 W. NEBRASKA STREET
Call to Order Chair Don Schwarz called the meeting to order at 6:30 P.M.
Commissioners Present:
Commissioners Absent:
Staff Present:
Elected Officials Present:
Alicia Hanlon, Sue Anstett, Maura Rigoni, Mike Collins, Lisa Hogan, Jessica Petrow and Don Schwarz
None
Director of Development Services JeffCook, Building Supervisor Adam Nielsen, and Administrative Assistant Marina Zambrano
Liaison to the Village Board Trustee Mike Stevens, Trustee Keith Ogle, Village Clerk Adam Borelli and Mayor Jim Holland
A. Approval of Minutes from January 26, 2017
Motion (#1): Approve the minutes from January 26, 2017.
Motion by: Hogan Seconded by: Rigoni Approved (7 to 0)
B. Public Hearing - Simon Variance (Ref. #105)
Public Hearing Request: Building materials variance to permit the use of non masonry materials on the first floor of a single-family home proposed at 21958 Princeton Circle.
Chair Don Schwarz swore in all those wishing to provide public testimony. Building Supervisor Adam Nielsen presented the staff report and provided an overview of the request. The applicant Steve Simon was in attendance and further discussed his proposal, noting he has made revisions to the East elevation of the home by adding additional masonry. Neighboring property owners were in attendance and offered comments during the Plan Commission discussion.
Chairman Don Schwarz asked for additional public comment. Resident, Gene Goga who resides at 21930 Heritage Drive stated that he supports the construction of the home and feels it would enhance their neighborhood.
Motion (#2): Close the Public Hearing
Motion by: Rigoni Approved ( 6 to 0)
Seconded by: Petrow
During the Plan Commission Discussion:
• Commissioners discussed previous first floor masonry variances that have been approved in other subdivisions, such as Kensington, Olde Town, and Connecticut Hills. Commissioners commented that the majority of homes in the Heritage Knolls Subdivision comply with the first floor masonry requirements. Staff provided an exhibit identifying all homes that do not comply with the first floor masonry requirements, the date of construction for each, and noted the majority of non-compliant homes feature limited use of non-masonry materials on the first floor.
• Staff noted the applicant's proposal includes approximately 37% non- masonry materials on the first floor and the applicant indicated the use of non-masonry materials is necessary to achieve an architectural style and appearance. The applicant showed commissioners a photograph of a home he modeled the plan after.
• Commissioners expressed their appreciation to the applicant for incorporating additional stone on the side elevation. Plan Commission members noted that the architectural plans were submitted to the Heritage Knoll's Home Owner's Association and received a revised approval letter.
• Several Commissioners expressed concern for the divergence of materials from the established character of building materials in the area. Others noted a concern that a positive vote could increase the likelihood for similar applications in the future in other subdivision.
• Several members commented the proposed home was of a quality design and would clearly be appropriate to construct in certain areas of the village.
• Chairman Schwarz asked for additional input from the Commissioners as to how the applicant could modify the proposal to be more acceptable. Some members commented additional masonry would help, while others felt full first floor masonry was necessary at this location.
Motion (#3): Recommend the Village Board approve a building materials variance to permit the use of non-masonry materials on the first floor of the home located at 21958 Princeton Circle in accordance with the reviewed plans and public testimony.
Motion by: Collins Seconded by: Hogan Approved (4 to 3) Nay (3) Collins, Anstett & Rigoni Aye (4) Schwarz, Petrow, Hogan and Hanlon
C. Public Hearing- O'Malley Ash Street Subdivision Variances (Ref. #106)
Public Hearing Request: Variances of minimum lot width on lots 2 and 3 from 100 feet to 80 feet and 120 feet to 90 feet on lot 1, lot depth from 150 feet to 140 feet on lots 1-3, lot area from 15,000 square feet to 11,197 square feet on lots 2 and 3 and from 15,000 square feet to 12,597 square feet on lot 1, and first floor building materials to permit the creation of three-single family lots at the southwest comer of Utah and Ash Streets, and improved with homes utilizing non-masonry materials on the first floor. Other Requests: Preliminary plat approval.
Building Supervisor Adam Nielsen presented the staff report and provided an overview of the request. Shawn O'Malley was present and described the proposal while stating that the vegetation will be mainly preserved possibly loosing some trees on each lot due to the sanitary sewer line on the rear of the lots. The sewer line will connect to the existing line on Utah Street. The applicant went on to comment that the plans have been updated to show a 58' x 33' turnaround at the southern terminus of Ash Street per the requirements by the Frankfort Public Works Department. The proposed street light was also relocated between lots 2 and 3, per Public Works comments.
Chairman Don Schwarz asked for additional public comment and none were forthcoming.
Motion (#4): Close the Public Hearing
Motion by: Hanlon Approved (6 to 0)
Seconded by: Petrow
During the Plan Commission Discussion:
• Commissioners discussed the existing vegetation along the rear of the lots and emphasized the plans clearly depict which trees will not be saved and which trees will be preserved. Shawn O'Malley added that a safety fence will be added to the trees to protect during construction. There are also large evergreens on the south side of lot 3 that will be preserved.
• Commissioners discussed the lot size variance and lot size coverage and commented that it is typical for the downtown area since they all vary greatly in dimensions. The three lots will maintain a width of 80' (lots 2 and 3) with the exception of lot 1, which maintains a width of 90'. The minimum single-family residential lot width permitted by ordinance is 100'. The proposed lots maintain a depth of 140' and the minimum single family lot depth permitted by ordinance is 150'.
• Members discussed the possibility of a side load garage on lot 1, the applicant commented that option was visited but felt that the driveway on Ash Street was better suited and provided an enhanced architectural appearance at the comer of Ash Street and Utah Street. Shawn O'Malley stated the plans were shared with the Old Town Home Owner's Association and did not receive any negative feedback on the proposal.
Access to the subdivision will be provided via the existing public right away on Ash Street.
• First floor building materials were discussed by the commissioners. Some expressed concerns with the three homes looking too similar, citing a preference for a mixture of building materials used in an effort to develop a unique architectural look. Applicant states the three homes will be unique and have a mixture of cedar shake, lap siding, and board and batten applications. Staff noted the proposed elevation complies with the village's anti-monotony standards.
Motion (#5): Recommend the Village Board approve a lot width variance from 100 feet to 80 feet for lots 2 and 3 of the proposed O'Malley Subdivision, located at 202 Ash Street in accordance with the reviewed plans and public testimony and conditioned upon construction of the home as depicted on the architectural plans prepared by William K. Olson Architects, dated 09.08.16.
Motion by: Petrow Approved ( 6 to 0)
Seconded by: Hanlon
Motion (#6): Recommend the Village Board approve a lot width variance from 120 feet to 90 feet for lot 1 of the proposed O'Malley Subdivision, located at 202 Ash Street in accordance with the reviewed plans and public testimony and conditioned upon construction of the home as depicted on the architectural plans prepared by William K. Olson Architects, dated 09.08.16.
Motion by: Hogan Approved (6 to 0)
Seconded by: Rigoni
Motion (#7): Recommend the Village Board approve a lot variance from 150 feet to 140 feet for lots 1-3 of the proposed O'Malley Subdivision, located at 202 Ash Street in accordance with the reviewed plans and public testimony and conditioned upon construction of the home as depicted on the architectural plans prepared by William K. Olson Architects, dated 09.08.16.
Motion by: Hogan Approved ( 6 to 0)
Seconded by: Rigoni
Motion (#8): Recommend the Village Board approve a lot size variance from 15,000 square feet to 11,197 square feet for lots 2 and 3 of the proposed O'Malley Subdivision, located at 202 Ash Street in accordance with the reviewed plans and public testimony and conditioned upon construction of the home as depicted on the architectural plans prepared by William K. Olson Architects, dated 09.08.16, and limited to a maximum lot coverage of20%.
Motion by: Anstett Approved (6 to 0)
Seconded by: Hanlon
Motion (#9): Recommend the Village Board approve a lot size variance from 15,000 square feet to 12,597 square feet for lot 1 of the proposed O'Malley Subdivision, located at 202 Ash Street in accordance with the reviewed plans and public testimony and conditioned upon construction of the home as depicted on the architectural plans prepared by William K. Olson Architects, dated 09.08.16, and limited to a maximum lot coverage of20%.
Motion by: Hanlon Approved (6 to 0)
Seconded by: Rigoni
Motion (#10): Recommend the Village Board approve a first floor building materials variance to permit the use of cedar shake, board and batten, and lap siding in the construction of three (3) single family homes within the proposed O'Malley Subdivision located at 202 Ash Street in accordance with the reviewed plans and public testimony and conditioned upon constructing the home as depicted on the architectural plans prepared by William K. Olson Architects, dated 09.08.16.
Motion by: Hogan Approved (6 to 0)
Seconded by: Anstett
Motion (#11): Recommend the Village Board approve the preliminary plat of subdivision in accordance with the reviewed plans and public testimony and conditioned upon final engineering approval, and tree protection details to be provided with the final landscape plan.
Motion by: Collins Approved (6 to 0)
Seconded by: Hogan
D. Public Hearing Request: Iron Gate Estates Rezoning (Ref. #107)
Public Hearing Request: Rezoning from ER to R2 upon annexation in connection with a proposed 9-lot single-family subdivision for the property commonly known as the Archdiocese of Joliet property, located on the north side of Colorado Avenue, between Birchwood Road and Locust Street. Other Request: Preliminary Plat approval.
Building Supervisor Adam Nielsen presented the staff report and provided an overview of the request. The applicant Mike Ford was in attendance and further discussed his proposal, noting he has made revisions to the retaining wall and subdivision entrance. Several residents were in attendance and offered comments during the Plan Commission discussion concerning a case filed with the State of Illinois against Mike Ford dba Real Estate-Gold, expressed concern for assuring unforeseen circumstances would not arise that would cause the project to fail mid- development, and noted a project in Lake Geneva in which Mr. Ford failed to obtain approval. The development owner, Ron Varrick, was in attendance and spoke noting he is financing the project and plans to build his personal residence on one of the lots; Mr. Ford is not involved in the financing of the project.
The neighboring property owner at 432 W Colorado A venue discussed a concern for traffic at the proposed roadway location and noted the developer discussed the possibility of providing some landscaping as a mitigation effort.
A resident on Birchwood inquired about drainage and asked the specific lot drainage plans be reviewed carefully to ensure more water is not directed at their property. The resident requested the engineer look at lowering the elevation of the homes.
A resident who owns property abutting the north end of the development requested the commission ensure the preservation areas were protected by easement language and asked if the easement could be increase in depth to 35 or 40 feet.
Chairman Don Schwarz asked for additional public comment and none were forthcoming.
Motion (#12): Close the Public Hearing
Motion by: Rigoni Seconded by: Anstett Approved ( 6 to 0)
During the Plan Commission Discussion:
• Members discussed the proposal to rezone the property to R2 zoning and subdivide into nine single-family lots and stated the zoning is consistent with the surrounding land uses.
• Commissioners discussed the landscaping revisions made to the retaining wall proposed along the backside oflots 2-4. The height of the wall was reduced from the prior design, which intends to provide an aesthetic landscape amenity by using flagstone outcroppings in lieu of a standard block wall. The plan was requested to be updated to reflect the changes in design. The applicant is working with residents along the south side of Colorado A venue to possibly provide additional landscaping on their property to reduce headlight glare.
• Commissioners discussed the multiple tree preservation areas around the perimeter of the proposed subdivision. Mike Ford stated that the trees will be protected during construction in an effort to preserve, while poor quality or dead trees will be removed from the site. Mr. Ford indicated the landscape plan includes the transplantation of several large trees throughout the site. Staff recommends the preservation areas be included as easements on the final plat and transplantation details be identified on the final landscape plan.
• Members discussed the sidewalk extension from the proposed subdivision entrance east to Locust Street as part of the subdivision improvements, noting the extension is a welcomed improvement.
Motion (#13): Recommend the Village Board approve a rezoning of the property from ER to R-2 upon annexation.
Motion By: Hogan Approved (6 to 0)
Seconded by: Hanlon
Motion (#14): Recommend the Village Board approve the Preliminary Plat of Subdivision for Iron Gate Estates, in accordance with the reviewed plans and conditioned upon staff review of the proposed storm water basin seed mix, preservation areas platted as easements, modification of the landscape plan to detail transplantation requirements, preliminary engineering approval, dedication of right-of-way for Colorado Avenue, revision of the CCRs to a single fence standard, use of flagstone or similar outcroppings for the proposed retaining wall along lots 2-4, inclusion of a no fence / no access easement along Colorado A venue for Lots 1, 12 and Outlot 11, consideration of increasing the north preservation easement up to 40' and provision of landscaping at 432 and 426 Colorado A venue as appropriate.
Motion by: Rigoni Approved (6 to 0)
Seconded by: Hanlon
E. Public Comments
No public comments were forthcoming.
F. Village Update
Trustee Stevens provided an update on recent Board action.
G. Other Business
None
H. Attendance Update
All Plan Commission members confirmed their attendance for the next Plan Commission Meeting to be held on February 23, 2017.
Motion (#15): Adjournment (8:51 PM)
Motion by: Rigoni Seconded by: Hanlon Unanimously approved by voice vote.
Alerts Sign-up