Will County Gazette

Village of Frankfort Plan Commission / Zoning Board of Appeals met Oct. 10.

Here are the minutes provided by the board:

Call to Order: Chair Schaeffer called the meeting to order at 6:30 PM

Commissioners Present: Nichole Schaeffer (Chair), Brian James, Johnny Morris, Dan Knieriem, Jessica Jakubowski, Will Markunas

Commissioners Absent: David Hogan

Staff Present: Community & Economic Development Director Mike Schwarz, Planner Amanda Martinez, Administrative Assistant Lisa Paulus

Elected Officials Present: None

A. Approval of the Minutes from September 26, 2024

Chair Schaeffer asked for questions or comments regarding the minutes. There were none. Motion (#1): To approve the minutes from September 26, 2024.

Motion by: Morris Seconded by: Jakubowski

Abstained: Markunas

Approved: (5-0-1)

Chair Schaeffer asked members of the audience to raise their hands if they intend to provide testimony during any of the public hearings this evening. Several people raised their hands. Chair Schaeffer then swore in those members of the audience wishing to provide testimony. Chair Schaeffer explained the Plan Commission’s role and how the meeting is typically conducted.

B. Public Hearing: 10850 W. Laraway Road – Patriot Center parking lot expansion (Ref #107) Public Hearing continued from September 26, 2024

Mike Schwarz presented the staff report.

The project architect, Ron Vari, approached the podium. He stated in the last few weeks, they have been working diligently with staff and neighbors. He noted that he visited the site after the last Public Hearing. He agreed the Patriot Center’s parking lot lighting at night was an issue and is working to correct that matter.

Robert McKay, a resident of Heritage Knolls, approached the podium. He stated he attended the previous Village of Frankfort Public Hearing and he believed the direction from the Commission was the need to get additional details for tonight’s meeting. He stated he did not believe those items were properly addressed by Mr. Vari in the plans. He added Mr. Vari was instructed by the Commission to document important details. He stated a physical Engineering Report should be submitted and reviewed before approval. He noted the light pole on the site plan still shows a height of 40 feet. Mr. McKay referenced the photometric plan and stated it is not full, it is not detailed, and it addresses only the new portion of the parking lot, not the entire property where other lights exist. He mentioned that the drawing of the trash enclosure is an opaque metal gate that is left open to interpretation and the neighbor facing the dumpster would like to know further details. He asked the Commission to consider landscaping replacement if the plants should die within a 24-month period. Mr. McKay then addressed traffic and stated a suggestion to mitigate the challenge would be to put a no right turn sign at the parking lot exit to ensure the subdivision is safter for children since traffic is significant throughout the subdivision. He acknowledged the sense of urgency of the applicant, but strongly suggested the Commission get the details right and approve an actual drawing instead of rushing.

John Karl, a resident of Heritage Knolls on Heritage Drive, approached the podium. He stated his front window faces the dumpster. At the last Public Hearing, he mentioned he thought the trash enclosure would be moved to be less cumbersome for the residents. He supports the parking lot expansion wholeheartedly. He disclosed he has had to call police several times for him not being able to get his mail or park at his home due to the Patriot Center parking. His main concerns are the lighting factor and why the dumpster cannot be placed on the other end of the building.

Tom Volle, a resident of Heritage Knolls, approached the podium. He lives close to the intersection of Heritage Drive and Laraway. He stated the traffic coming out of the Patriot Center parking lot is very difficult. He added he is looking forward to getting a traffic signal at that intersection to help. He applauded the new owners for significant improvements. He asked the Commission for additional ways of entering and exiting. He agreed with Mr. Karl, adding sometimes patrons of the Patriot Center turn right if they cannot turn left, so there is a lot of traffic in the Heritage Knolls neighborhood. He stated there have been many car accidents. He mentioned the intersection is also a bus stop for school buses. The bleed over of traffic goes all the way to Pembroke, which is the street he lives on.

Chair Schaeffer notified the public that for this Public Hearing, traffic and traffic control will not be considered as it is not part of the item before us tonight. She stated the comments are going into public record and the meeting minutes would be forwarded to the Village Board.

Motion (#2): Motion to close the Public Hearing.

Motion by: Jakubowski Seconded by: James

Approved: (6-0)

Chair Schaeffer thanked Mike Schwarz for the report as well as the residents for their input this evening.

Mr. Vari approached the podium.

Chair Schaeffer asked Mr. Vari about the materials of the trash enclosure as well as the location. Mr. Vari stated the enclosure will match the concrete block on the back of the building and the gate would be opaque metal. The Commission agreed on the trash enclosure material. Mr. Vari addressed the trash enclosure location and stated he would be happy to move it to the East of the building, and the dumpster can be slid over. He stated it does not matter if trash pickup is from the East or the West of the building. He added no matter where the trash is moved along the back of the building, it will still be near a resident.

Commissioner Jakubowski countered that while the trash would still be near a resident, it will be near a back yard versus a front yard. There is also screening and a berm in the back yards to further block the view of the trash.

Mike Schwarz stated the colors and the materials of the trash enclosure should be stated on the detail which is depicted on the plans.

Chair Schaeffer addressed the retaining wall. She asked Mr. Vari when he expected to have the Site Plan ready to show the changes and if the Engineer will show that the retaining wall will not be needed. Mr. Vari replied a retaining wall will not be needed. Mr. Vari stated he is going to submit Site Plans somewhere within the next 7 to 10 days. He added architecturally, he has removed the retaining wall, but it needs to be taken off engineering plans as well.

Chair Schaeffer stated the Site Plan needs to be approved by Engineering before Village Board Approval. Mike Schwarz stated this project will not go on a Village Board agenda without having the Village Engineer’s approval of the preliminary engineering plans.

There was a brief discussion about how the Village would be able to ensure the future installation of the balance of the required landscaping. There was consensus that no additional condition was necessary and that this could be managed by Village staff as part of the building permit review process.

Commissioner Markunas asked staff why the proposed parking lot addition does not just require a building permit.

Mike Schwarz explained that the subject property was approved as a Planned Unit Development that controls any future redevelopment of the property. The proposed change to the existing site plan to expand the parking is considered a Major Change to the originally approved site plan. Therefore, there is a required public hearing and review by the Plan Commission and Village Board.

In response to an earlier question from a member of the public, Mike Schwarz stated Will County does have a traffic signal planned for this location per the Will County Department of Transportation project web site for the Laraway Road corridor. He also stated that the suggested “no right turn” sign at the driveway which exits onto Heritage Drive would be a directional sign on private property, which would not be publicly enforceable.

Commissioner Morris asked Mr. Vari to explain the lighting. Mr. Vari explained they will be cutting the light poles to 20 feet in height. They will then alter the heads since they are on a hinge or will use the Morris brand light fixtures which are on the plans that are attached to the staff report. He stated they were also amenable to adding guards to the 90-degree light heads. Commissioner Markunas asked Mr. Vari if the existing light poles would be improved, and Mr. Vari replied the current poles would be scraped and painted after they’ve been modified. The concrete base will be left as-is.

A member of the audience raised his hand and asked to approach the podium with a question. Chair Schaeffer asked if there was agreement among the members to re-open the public hearing.

Motion (#3): Motion to re-open the public hearing.

Motion by: Markunas Seconded by: James

Approved: (6-0)

Robert McKay approached the podium. He expressed his concern regarding the lights in the front of the building and requested that all parking lot lights be changed.

Mr. Vari replied that all of the light poles are being lowered. The lights at the rear of the building have also been changed to 90 degrees.

Motion (#4): Motion to close the public hearing.

Motion by: Jakubowski Seconded by: Morris

Approved: (6-0)

Chair Schaeffer thanked the applicant for doing the work in a short amount of time, and asked that he please continue to work with staff.

Motion (#5): Motion to approve an adjustment to the minimum number of required parking spaces to allow the proposed 248 parking spaces on the property to serve the existing businesses, pursuant to Article 7, Section B, Part 5 of the Frankfort Zoning Ordinance.

Motion by: James Seconded by: Jakubowski

Approved: (4 – 1)

Commissioner Markunas stated that he voted no because he is in the construction industry and does not feel that the plans are sufficient enough to move forward.

Motion (#6): Motion to Recommend to the Village Board approval of a Major Change to a Planned Unit Development and approval of an amended Final Development Plan, including modifications from Village requirements as enumerated in this report, in accordance with the reviewed plans, public testimony, and Findings of Fact, conditioned on final engineering approval, and additionally subject to the following conditions:

1. A revised Landscape Plan shall be submitted for staff review within 30 days of Village Board approval of the Major Change to the Planned Unit Development, said Landscape Plan shall comply with all Village Landscape Ordinance requirements, and the balance of landscaping that would be needed to achieve compliance shall be planted no later than one (1) year from the date of Village Board approval.

2. A Plat of Subdivision to establish a lot-of-record shall be submitted within one (1) year of Village Board approval of the Major Change to the Planned Unit Development.

Motion by: Jakubowski Seconded by: James

Approved: (4 – 1)

C. Public Hearing: 145 Industry Avenue – All Purpose Storage (Ref. 106) Amanda Martinez presented the staff report.

Chair Schaeffer thanked the applicant for addressing the outstanding items and taking the suggestions from the February workshop meeting. She asked if there were any public comments regarding the project.

Lana Divikowski, a resident that lives on the corner of Center and Industry at 22525 Center Road, approached the podium. She stated there has been a lot of crime in the area. She described that people are breaking into the storage units or living in storage units. She added that there are bands that will play at night sometimes and she believes they play in one of the storage units. Her neighbors have had their house broken into and she lives in the area as well. She expressed concern for the safety of her home and how the new development will impact her in regard to safety. She stated her dining room window looks right into the storage facility and asked if there will be a gate or limited hours. She stated that she hears the storage unit doors opening and closing from her home. She wanted to make sure her and her parents are safe where they live.

Ron Kirsh, the President of Kirsh building supply at 155 Industry Avenue, approached the podium. He stated he is a neighbor with All Purpose Storage. His family built the storage facility on the subject lots in 1979-1980. He stated he has a lot of experience operating the storage facility and the property was sold when his mother died in 2007. He mentioned he is also concerned about safety. He questioned staff about a parcel adjacent to the east of his property that appeared to not have a pin number.

Mr. Kirsh stated the company that is to the east of him, CNC Lawncare, has many trucks that bring in debris and conduct open burns. He stated that the smoke that comes out of there is very unsafe for people to breathe, if you increase the number of people at this new facility, the wind could blow and potentially cause damage to their property and belongings. He stated he would like the Village to address the open burns and smoke. He suggested a code change to not burn materials that are being brought from other job sites.

Mr. Kirsh stated Industry Avenue does not have curbs. He explained the road is deteriorating with increased traffic. He stated the road floods, and the culverts are not sufficient. Mr. Kirch explained that access to that property is a problem for traffic reasons. If the applicant chooses to not put a gate on the property along Industry Avenue, cars might be able to drive through the property from Industry Avenue to Center Road.

Mr. Kirsh addressed the trash issue. He stated people throw garbage out of the window and he will go pick it up to try to keep the industrial park clean. With the trash collection being inside of one of the storage units, he was concerned that the garbage truck would not be able to obtain the trash. He mentioned when people dump trash outside a storage unit, the trash will blow around the whole industrial park.

Mr. Kirsh expressed his concern with safety as well with people living in the units as well as theft.

Mr. Kirsh stated the storage facility’s current free-standing sign located on Industry Avenue is identical to the Kirsh Building Supply sign, and if it changes it will change the uniform design of those two signs on Industry Avenue.

Mr. Kirsh questioned the request for a parking adjustment. He advised that there needs to be some parking spaces for the friends that come to help unload. He also stated that people store their business items in the storage units and will likely be there for a while. It would be ideal to have some parking spaces on the site so that parking is not occurring on Industry Avenue or Center Road. Ms. Martinez explained the requested parking adjustment for the storage facility.

Ms. Martinez addressed Mr. Kirsh’s concern about the adjacent parcel that appeared to not have a pin number. The parcel was part of the CNC lawncare property and did in fact have a PIN number.

Chair Shaeffer stated the open burning issue would be an enforcement concern for the Fire District or the Village’s Code Enforcement Department and is not a zoning issue for the storage facility. Mr. Kirsh replied that when he called the Fire Department, they came out and said its allowed to open burn pieces not indigenous to the property.

Chair Schaeffer stated it would be a Village concern but its outside of the scope for tonight’s Public Hearing. Mike Schwarz cited Section 94.25 of the Frankfort Municipal Code which pertains to the burning of leaves.

Motion (#7): Motion to close the public hearing.

Motion by: Markunas Seconded by: Jakubowski

The Commission agreed that the freestanding sign on Center Road should match the stone on the proposed building. They also agreed that the sign on Industry Avenue should keep the existing brick columns to match Mr. Kirch’s signage for consistency within the industrial park. The applicant, Tim Wilkins from Patriot Holdings, stated he was amenable to leaving the existing brick columns unchanged for the sign on Industry Avenue.

The Commission and applicant were in agreement for a cash-in-lieu payment for the required sidewalk on Center Road.

Mr. Wilkins stated the proposed dumpster inside the one unit will be a 5-yard dumpster. He explained the manager on duty rolls it out for the garbage truck, then rolls it back in. He stated if a dumpster was to be placed outside in the common area, it tends to be filled with couches and other things tenants are looking to get rid of.

The applicant addressed the condition of approval regarding the light pole colors and stated that the color of the light poles will match the wall pack color.

Chair Schaeffer stated the applicant is seeking a waiver from all required parking.

Mike Schwarz stated that the staff report indicates the required amount of parking for a self-storage facility in point seven near the top of Page 5. Self-service storage facilities are required to provide 0.3 parking spaces per 1,000 square feet of gross floor area. In this case, 32,200 square feet of gross floor area is proposed which requires the applicant to provide 10 parking spaces. He added that for comparison, based on an online search of the Institute of Traffic Engineers (ITE) minimum standards, self-storage facilities should provide 0.1 parking spaces per 1,000 square feet of gross floor area, which in this case would equate to approximately 4 parking spaces. Based on the public comment concerning parking, if the Commission desires to require a minimum number of on-site dedicated parking spaces, the applicant would have to amend the proposed plans.

Mr. Wilkins stated he has never had an issue with parking at their other facilities. He explained it is not possible to live in the storage units. We do want it to be fenced with a gate and cameras. The renters will have a gate code. All Purpose Storage will know when they come in. The company receives an alert from a call center if the renters have been there for more than an hour. When that happens, someone pulls up the camera to see what the renter is doing. Mr. Wilkins added if the renters have not paid, the company is able lock them out right away. He stated there are a lot of controls once the facility is gated.

Ms. Martinez stated that the proposed operating hours are 5:00 a.m. to 11:00 p.m., and the extended hours are only for the morning since the permissible business operating hours in the Village of Frankfort are 7:00 a.m. to 11:00 p.m. She stated that the tenants can leave the site after 11:00 p.m., but they cannot enter after that time.

Commissioner Markunas stated that security is a concern. He reminded the applicant that at the workshop and in the staff report, staff and the Commission had requested a Maintenance and Security Plan. He stated that a maintenance and security plan can alleviate the concerns of the resident who lives nearby. Commissioner James requested to see the rental agreement to see what would be prohibited at this site. Chair Schaeffer explained any documentation that supports and explains the maintenance and safety would be advised and should be submitted to staff prior to Village Board consideration.

Commissioner Knieriem asked the applicant if there would be a process to file a complaint should a disturbance occur. The applicant stated there is a 24-hour call center for Storage Express on the signage. He stated the company has 2 people that receive alerts and monitor the security cameras. If they cannot tell what is going on, they call a roamer who would be in the territory area to drive to the site and see what is going on.

The Commission agreed to approve the retaining wall and to recommend a waiver of the required loading berth.

Commissioner James asked why the gate was removed along Industry Avenue. The applicant stated that the timing of having the gate layout completed prior to this meeting was not feasible, so they removed it from the plans. Ms. Martinez stated the fence along Industry Avenue would be reviewed through regular fence building permit after this meeting unless it does not comply with Village standards. She stated that the fence was proposed to have a 30-foot setback but a 50-feet setback is required, so the applicant would need additional time to work on adjusting the fence to align with the existing building. The applicant added he has been working on potential bypass gates, but it’s a work in progress. They would like to get the site fenced and secure, as all of their sites are as such.

Chair Schaeffer asked for the building samples. The applicant passed around the building samples which are composite stone material. Commissioner Markunas stated the Commission was expecting a thin stone veneer and the sample which appears to be very lightweight would not be acceptable or approved. The applicant ensured that a true cultured stone would be used. The Commission agreed to add a condition that the proposed material be revised to be a true stone veneer. The Commission agreed that the decorated wall of the building should face Center Road, and that there was no need for interior building walls to be decorated as they would be out of sight from the right-of-way.

Motion (#8): Motion to approve a parking adjustment request to waive all required off street parking for property located at 145 Industry Ave. (PINs: 19-09-34-103-008-0000, 19-09-34-100-065-0000, and 19-09-34-100-064-0000), in accordance with the reviewed plans, public testimony, and Findings of Fact, and conditioned on final engineering approval.

Motion by: Markunas Seconded by: Jakubowski

Approved: (6 – 0)

Motion (#9): Motion to approve the use of retaining walls that exceed 2.5’ in height and 50’ long, as noted on page 70 of the Village of Frankfort Design Standards for the property located at 145 Industry Ave. (PINs: 19-09-34-103-008-0000, 19-09-34-100-065- 0000, and 19-09-34-100-064-0000), in accordance with the reviewed plans, public testimony and Findings of Fact, and conditioned on final engineering approval.

Motion by: Jakubowski Seconded by: Knieriem

Approved: (6 – 0)

Motion (#10): Motion to recommend the Village Board approve a Special Use Permit to allow the operation of a self-service storage facility for the property in the I-2 General Industrial District located at 145 Industry Ave. (PINs: 19-09-34- 103-008-0000, 19-09-34-100-065-0000, and 19-09-34-100-064-0000), in accordance with the reviewed plans, public testimony, and Findings of Fact, conditioned on:

a. Final engineering approval;

b. Revise the proposed signage to only include the Center Road sign; and

c. The color of the proposed parking lot light poles shall match the proposed brown, grey color for the wall mounted light fixtures

Motion by: James Seconded by: Jakubowski

Approved: (6 – 0)

Motion (#11): Motion to recommend the Village Board approve a Special Use Permit to allow extended hours of operation (5:00 a.m. to 11:00 p.m.) for the property located at 145 Industry Ave. (PINs: 19-09-34-103-008-0000, 19-09-34- 100-065-0000, and 19-09-34- 100-064-0000), in accordance with the reviewed plans, public testimony, and Findings of Fact.

Motion by: Morris Seconded by: James

Approved: (6 – 0)

Motion (#12): Motion to recommend the Village Board approve the Preliminary and Final Plat of Subdivision for All Purpose Storage, in accordance with the reviewed plans and public testimony, subject to any necessary technical revisions, conditioned upon preliminary and final engineering approval, dedication of any necessary right-of-way, and payment of the cash-in-lieu fee for the sidewalk along Center Road in the amount of $29,160.

Motion by: Jakubowski Seconded by: Markunas

Approved: (6 – 0)

Motion (#13): Motion to recommend the Village Board approve the Variation request to waive the required loading berth(s) for property located at 145 Industry Ave. (PINs: 19- 09-34-103-008-0000, 19-09-34-100-065-0000, and 19-09- 34-100-064-0000), in accordance with the reviewed plans, public testimony, and Findings of Fact, and conditioned on final engineering approval.

Motion by: James Seconded by: Morris

Approved: (6 – 0)

Plan Commission/Zoning Board of Appeals Minutes: 10/10/24 | Page 10

Motion (#14): Motion to recommend the Village Board approve the Variation request from Article 6 Section C Part 3 (f) of the Village of Frankfort Zoning Ordinance to permit the use of true stone veneer for property located at 145 Industry Ave. (PINs: 19-09-34-103- 008-0000, 19- 09-34-100-065-0000, and 19-09-34-100-064-0000), in accordance with the reviewed plans, public testimony, and Findings of Fact, and conditioned on final engineering approval

Motion by: Markunas Seconded by: Morris

Approved: (6 – 0)

D. Public Comments

There were no public comments.

E. Village Board & Committee Updates

Mike Schwarz stated that at the October 7th Village Board meeting, the following applications were approved:

1. Frankfort Park District request for a Major Change to the Planned Unit Development located at 200 Locust Street.

2. Linden Grove Subdivision located at 215 Linden Drive, including:

a. Comprehensive Plan Future Land Use Map Amendment;

b. Special Use Permit for a Planned Unit Development; and,

c. Preliminary Plat of Resubdivision.

3. RWR Subdivision Preliminary and Final Plat located at 121 Ontario Street.

4. Social 45 request for a Special Use Permit for Extended Hours of Operation located at 20805 S. LaGrange Road.

5. Mahalick Subdivision Preliminary and Final Plat located at 23259 Sunburst Point.

Other Business

Mike Schwarz summarized the request for approval of the Commission meeting dates on the Draft 2025 Village of Frankfort Meeting and Holiday Calendar. He stated the calendar is generally the same every year, and there will not be a second meeting in the months of November and December. He suggested that the Commission approve the meeting dates with a motion to ensure that there is consensus so that the Deputy Clerk can prepare the draft calendar for Village Board consideration.

Plan Commission/Zoning Board of Appeals Minutes: 10/10/24 | Page 11

Motion (#15): Motion to approve the 2025 Village of Frankfort Meeting and Holiday Calander.

Motion by: Jakubowski Seconded by: Knieriem

Approved: (6- 0)

F. Attendance Confirmation (Oct 24, 2024)

Chair Schaeffer asked Commissioners to please let staff know if they cannot attend the next meeting. Commissioner Marknnas stated he will not be in attendance. Commissioners Morris, James, Knieriem, Jakubowski, and Chair Shaeffer will be in attendance.

Motion(#): Adjournment 9:09 P.M.

Motion by: Jakubowski Seconded by: Marknnas

The motion was unanimously approved by voice vote (6-0).

https://cms9files.revize.com/frankfortil/Signed%20Minutes%2010.10.24.pdf