Will County Gazette

Village of Frankfort Plan Commission / Zoning Board of Appeals met March 27.

Here are the minutes provided by the board:

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

Commissioners Present: Brian James, Johnny Morris, Richard Rappold, Chair Markunas, Dan Knieriem, Jessica Jakubowski

Commissioners Absent: David Hogan

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

Elected Officials Present: Mayor Keith Ogle, Trustee Savaria, Trustee Leddin, Trustee Borrelli

A. Approval of the Minutes from March 13, 2025

Chair Markunas asked for questions or comments regarding the minutes. There were none. Motion (#1): To approve the minutes from March 13, 2025.

Motion by: Jakubowski Seconded by: Morris

Approved: (6-0)

Chair Markunas asked members of the audience to raise their hands if they intend to provide testimony during any of the public hearings this evening. Chair Markunas then swore in those members of the audience wishing to provide testimony.

A. Public Hearing: The Reserve of Copper Creek Subdivision (Ref #108)

Mike Schwarz presented the staff report.

The applicant, Kris Ames from Solux Development, approached the podium. He explained there were primarily three items that had changed since the December workshop. He stated the duplexes were reduced from 52 to 20 units, and single-family homes were increased from 23 to 35 homes, bringing the density from 4.2 to 2.4, which is not far off from the R-2 District zoning density. He stated he addressed multiple variations including yard setbacks and impervious lot coverage, which have been reduced to a minimum. All lots are per code (15). Mr. Ames addressed the architecture of the duplexes, which was changed from farmhouse to a more timeless aesthetic. He explained that he visited downtown Frankfort to view the current homes in the areas and switched architects to accommodate the requests of the Plan Commission.

Mr. Ames stated he took resident Mr. Karuso’s request for a cul-de-sac into consideration and incorporated a cul-de-sac into the site plan at the east end of Utah Street west of the drainage ditch. He explained the engineer was able to work that in and keep the detention pond where it needed to be.

Commissioner Rappold thanked Mr. Ames for changing the plans. He stated Lots 55 and 54 had 24-foot setbacks and asked if those could be moved to 30 feet. Mr. Ames replied yes. Commissioner Rappold asked to see the side views and rear views of the elevations. The side and rear view renderings were not presented. Mr. Ames described the sides and back of the homes as having mostly 4 feet of stone or brick all the way around.

Commissioner Rappold asked which HOA would be responsible for the putting green on the proposed Outlot B. Mr. Ames replied both the duplex HOA and homes HOA will share the cost.

Commissioner Knieriem asked Mr. Ames if offsetting and staggering the front yard setbacks of the homes was still in place. Mr. Ames replied the new design has the offsets already built into that concept. As shown in the floorplans, the porch goes in, then the garage goes out, the whole front façade moves in and out. Commissioner Knieriem clarified the request to have the front yard setbacks for the detached single-family homes to be staggered. Commissioner Jakubowski agreed. Kris Ames agreed to 25-foot setbacks and 30-foot setbacks for every other home could be written into the plan. Mr. Ames believed the Zoning Ordinance had specified setbacks. There was some discussion among the Commission members about whether or not staggered front yard setbacks would be necessary given the variety of architectural design that would create a more unique streetscape. Mike Schwarz stated the architectural exterior requirements are stated in the Zoning Ordinance. Commissioner Jakubowski stated she wasn’t sure if she wanted to add the staggered front yard setback requirement and believed the alternating side-load garages may accomplish the staggered look. Mike Schwarz stated on the duplexes, the Zoning Ordinance requires a minimum of 30% side-load garages and the submitted plan reflects 50%. The submitted plan depicts thirteen of the thirty-five detached single-family lots having side-load garages.

Commissioner Rappold stated Lot 22 is a side-load garage now and asked if Lots 21 and 23 have become side-load garages as well. Mr. Aimes stated the builder didn’t want to do every other. He believed how it was completed with exceeding the code was well done.

Commissioner Jakubowski stated the homes will be custom built, so the architecture should help take care of variety and is a good safeguard in place. Commissioner James agreed it was a nice mix of garages and side-loads and fit nicely with the character of the area.

Mr. Ames stated on Locust around Lots 20 and 35, they decided to add a landscape buffer to block the park district and add privacy for residents.

Markunas thanked Mr. Ames for taking all considerations from the Plan Commission. He questioned if Mr. Ames had entered into any agreements with builders and how many. Mr. Ames replied no, not yet. He had a handshake agreement with one builder, but it had been a while. Mr. Ames confirmed the brick and stone will be full dimension thickness and not a veneer.

Gina Madden, an attorney, approached the podium. She stated she represents a resident on South Maple Street. She had questions regarding the density and character of adjacent homes in the older part of town. She asked if there was a traffic study completed. Mike Schwarz replied a traffic study has been done and can be located within the online agenda packet for this evening’s meeting. Mr. Schwarz stated our engineer stated there were no issues with the traffic study. Ms. Madden asked if an updated wetlands study had been conducted since 2022 and if it has been updated with FEMA.

Dana West, the Village’s Engineer from Robinson Engineering, approached the podium. She stated there is a wetlands study in the file. If the project extends beyond the deadline, we do ask the applicant to update that study. The U.S. Army Corps of Engineers is the agency in charge of approval. Ms. West added that we asked them to study it as if it were a storm area. It’s not a mapped floodplain so we do not have to go through the FEMA process, but we did study the creek. One of the senior storm water engineers has reviewed it.

Ms. Madden inquired about fees for the project. Mike Schwarz replied that all impact fees are collected at the time of issuance of the building permit, and there is a formula based on type of housing product and bedroom count.

Ms. Madden asked with the blanket request in terms of quality control how the quality of having individual builders with materials and workmanship is maintained. Chair Markunas replied that it would be up to staff’s discretion. Mike Schwarz replied that the Village has a Building Services Department that works closely with the Community Development Department to review residential building permit applications. He stated that the departments check the exterior materials and the anti-monotony requirements for all new homes.

Ms. Madden inquired about the percentage of green space when the project is done. Mike Schwarz replied the project will have approximately 4.4% open space.

Ms. Madden asked about the approximate timeline from start to finish for the project. Mr. Ames stated he was asked to provide a 15-month schedule, however the complete timeline from start to finish of the project is 3-4 years.

Amiee Demarchi, a resident, approached the podium. She stated her home is across the street from the project and expressed her concern for how the project will take years to complete. Chair Markunas asked Mr. Ames to speak in regard to phasing.

Mr. Ames replied the duplex units will start at the southwest corner of the site and work their way around Wyoming Street. He explained each building takes about 9 months to complete and they work on 2 buildings at a time, so 2-3 years is the approximate timeline for completion. The single-family homes would begin with Lot 1. He stated they would build 2-3 models and expected it to take 3.5 to 4 years to build all the lots after Village Board approval.

Ms. Demarchi stated the project is impinging on the peacefulness in the area as she is constantly hearing the dumping of rocks. She stated today there was a burning smell in the air. She expressed concern about being able to sit in their front porches and back yards and asked what she was getting out of this as a resident. Her family works and schools from home and asked if there was a happy medium. She was concerned green space was being removed for children to play. She appreciated the maintaining of historical integrity with the submitted building elevations.

Mike Schwarz commented that the Building Services Department ensures there are reasonable construction hours and there are safeguards in place related to construction activity. Mr. Ames replied there was one worker on site with a bulldozer today, and there was no one burning anything on the site. Ms. Demarchi asked if residents would get anything else since they didn’t see this coming and have to live through this. She stated they don’t want to have to move for this and questioned if there will be compensation for residents and/or will they have to listen to construction for years. Chair Markunas confirmed with Mike Schwarz that there is no compensation for residents in the area due to the future construction activity.

Ms. Demarchi asked about the location of the green space areas. Chair Markunas replied that Outlot B would have an artificial turf putting green and there would be a crushed limestone path along the wetland area. He stated there will be a landscape plan with the final plat and that will come before the Plan Commission for review.

Ron Rekruciak, a resident, approached the podium. He questioned the trees list from the arborist and stated the trees are in good condition and asked about the removal of trees. Mr. Ames replied there has not been any changes with the removal of trees or tree list from the arborist. Mr. Rekruciak requested that the developer try to keep the trees or ask the individual owner of the homes on their preference of keeping the mature trees instead of just tearing down the beautifully aged trees. He explained that they’re going to tear them all down then put up very young trees that are small for 10-20 years. Mr. Ames stated they have looked at the trees and the trees are within the lots and could impinge on the proposed homes and that most are in poor condition. Mr. Rekruciak contested they are in good condition, and for what we as residents are giving up, requested to please give us these trees.

Mr. Rekruciak stated the driveway for Lot 7 had been moved, as it was originally leading out to Maple Street and now is leading out to Utah Street and asked the reason for the change. Mr. Ames stated it was changed for a side-load garage. Mr. Rekruciak asked about the sidewalk near the wetland. Mr. Schwarz stated that the sidewalk was a Village request.

Sarah Thomas, a resident, approached the podium. She inquired about the traffic study and asked if it was done near Main Park on Locust Street. She stated it’s busy during football and baseball seasons and wanted to know if the study was done with consideration of those factors.

Mike Ford, the project civil engineer, approached the podium. He explained they had contracted a traffic engineer and looked at surrounding areas and what facilities exist and typically take that into consideration. Ms. Thomas replied that Main Park is unique, and it gets busier than most parks. She explained it has become a nightmare, and this is without the new homes factoring into play.

Chair Markunas agreed the park traffic was a concern with the Plan Commission. Mr. Ames stated KLOA did the traffic study. He stated the former Borg Warner had 500 employees. Chair Markunas suggested Ms. Thomas look at the traffic study which is available in the online agenda packet.

Jen Larson, a resident, approached the podium. She stated people drive very fast down Oregon Street and then turn onto Maple Street. She fears people will cut through the subdivision and fly down Maple Street. She explained she had called before regarding the lack of stop signs and how fast people can go. Given there are so many young families in the area, she finds the traffic problematic. The sidewalk inconsistency in the downtown area is concerning and she believed the additional traffic from incoming homes was a hazard. She requested that the traffic study be further reviewed.

Tanya Benton, a resident, approached the podium. She believed the “U” shape design of the two new east-west streets allowed for a lot of street parking and liked that the duplexes were located towards the railroad tracks. She also appreciated the side-load garages. She stated residents got through the construction of Folkers Estates and they can get through it again. For increased traffic, she suggested that drivers pause after stopping at the stop signs and slowly accelerate into the intersection.

Jeanne Edmundson, a resident, approached the podium. She asked if Pacific Street would be affected by the project. The map was pulled up on the projector. She stated the railroad gave mitigation fees to residents for the increased rail traffic and asked if it could be considered. It was very nice for families with little children and believed it may be a good idea.

Motion (#2): To close the Public Hearing

Motion by: Jakubowski Seconded by: James

Approved: (6-0)

The Commission was in agreement with the Zoning Map amendment from the R-4 Attached Single-Family Residential District to the R-3 Attached Two-Family Residential District.

Chair Markunas approached the topic of Covenants, Conditions and Restrictions (CCRs) and Mike Schwarz stated the staff and Village Board typically does review the Preliminary CCR’s at the time that a Preliminary Development Plan is being considered for a Planned Unit Development.

The Commission did not have any concerns for the modifications that were requested. Chair Markunas stated Lots 1-35 will have no less than 5 and up to 6 architectural styles for the PUD and will be allowed to go through with the Village per view, with concessions made.

The Commission expressed no issues with the modifications being requested from Village engineering design standards. The Commission appreciated the reduction in density which has greatly helped with concerns and had no further issues.

Commissioner James asked about the widening of Locust Street with the removal of the driveways from the previous plan. Mr. Ames stated it would help alleviate some of the front-end parking. Commissioner James stated with the additional space along the street he believes it will help with the sports traffic at Main Park. Chair Markunas agreed with the total amount of street parking and within the private driveways.

The Commission had no concerns for California Lane and Wyoming Way circulation. Chair Markunas asked Mr. Ames the estimated cost of the potentially extending Utah Street over the drainage ditch/wetland. Mr. Ames believed it would cost approximately $250,000 to $300,000 and possibly take 3 to 4 years for the Army Corps of Engineers to review due to the wetland area.

The Commission was overall very satisfied with the changes to the building elevations. Commissioner Rappold and Commissioner Jakubowski both stated they would appreciate more brick and stone if it could be done, especially on the side elevations of the duplexes. Chair Markunas agreed that the addition of stone on the side elevations is encouraged to blend nicely with the detached single-family homes.

Chair Markunas asked Mr. Ames to provide the mechanical equipment locations and the landscape plan for the final submission. Mr. Ames agreed. Chair Markunas stated the submissions also did not have plans for the buildings, therefore basements could not be discussed. He asked staff to follow up on the building plans.

Chair Markunas stated we do not have the final plans, which could change a multitude of things regarding storm water and drainage. Commissioner Rappold asked about the Army Corps of Engineers. Dana West stated the applicant is required to hire a consultant and they make the recommendations. She stated there is a buffer distance between where the grading will start and stop so that it gives some wiggle room, which is a typical practice, so we aren’t putting the applicant or Village in any jeopardy of violation.

Chair Markunas stated the applicant did not provide the updated Preliminary Landscape Plan but did submit the arborist report. Commissioner James commented that 1/3 of the trees will be preserved and asked the location of the saved trees. Mr. Ames replied the saved trees are only along the south property line. Commissioner Rappold asked if Mr. Ames could save the trees on Utah Street. Mr. Ames replied no, but stated he could maybe save the westernmost tree on Lot 8. Commissioner Morris asked Mr. Ames if he could save any trees on Maple Street – Mr. Ames stated he could consider it but they’re mostly crabapple trees.

Chair Markunas replied it was hard because saving the trees is what we want to do. He stated once the Commission receives the updated Preliminary Landscape Plan, he would encourage that any trees that are in good condition and salvageable remain in place and allow for whomever will be building on that property to decide which ones can be removed at the time. The Commission would agree with that along with the residents. Mr. Ames agreed to comply.

The Commission had no issues with the open space and appreciated the reduction in overall density.

Chair Markunas stated the Fire Department had no issues with the plans.

Chair Markunas stated the school districts are amenable to receiving the cash in lieu of any land donations.

Commissioner James asked staff about installing stop signs. Mike Schwarz stated The Village does have a Traffic Committee and that the traffic controls including signage are reviewed with the Final Engineering plans. Commissioner Morris asked staff if the Traffic Committee had looked at the traffic study. Mr. Schwarz they have not, but again, the traffic control signage is reviewed by the Village Engineer as part of the Final Engineering plan review.

Chair Markunas addressed the residents and stated he knew the project will be impactful over next few years, but with the plan in place and the products provided, it’s going to end up being a benefit for Frankfort in the long run and will be a very good addition at the end of the day. He thanked the residents.

Motion (#3): Recommend that the Village Board approve a Zoning Map Amendment (rezoning) from the R-4 Attached Single-Family Residential District to R-3 Attached Two Family Residential District, in accordance with the Findings of Fact, for the property located at the southeast corner of Locust Street and Utah Street and the southwest corner of Maple Street and Utah Street, formerly known as 300 Maple Street (PIN: 19-09-28-222- 001-0000).

Motion by: James Seconded by: Morris

Approved: (6-0)

Motion (#4): Recommend that the Village Board approve a Special Use Permit for a Planned Unit Development for The Reserve of Copper Creek, in accordance with the reviewed plans and Findings of Fact, subject to preliminary engineering approval, for the property located at the southeast corner of Locust Street and Utah Street and the southwest corner of Maple Street and Utah Street, formerly known as 300 Maple Street (PIN: 19-09-28-222-001-0000), with the Village ordinance modifications/exceptions as noted in the staff report, and additionally subject to the following conditions:

a. The detached single-family homes shall reflect a minimum of 5 of the 6 historic architectural styles noted with the Downtown Frankfort Residential Design Guidelines, and shall include front porches; and

b. All residential buildings, including both the detached single-family homes and the attached single-family units, shall comply with Article 7, Section A, Part 6 (Residential Monotony) of the Village of Frankfort Zoning Ordinance.

Motion by: Jakubowski Seconded by: Rappold

Approved: (6-0)

Motion (#5): Recommend that the Village Board approve the Preliminary Development Plan for The Reserve of Copper Creek, in accordance with the reviewed plans, subject to preliminary engineering approval, for the property located at the southeast corner of Locust Street and Utah Street and the southwest corner of Maple Street and Utah Street, formerly known as 300 Maple Street (PIN: 19-09-28-222-001-0000), and additional subject to the following conditions:

a. Submittal of the required Landscape Plan to reflect the proposed Preliminary Development Plan, for Village staff and/or consultant review prior to Village Board consideration; and

b. Submittal of the required side and rear building elevations for the attached (townhome) units prior to Village Board consideration.

Motion by: James Seconded by: Morris

Approved: (6-0)

Motion (#6): Recommend that the Village Board approve the Preliminary Plat of (Re) Subdivision for The Reserve of Copper Creek, in accordance with the reviewed plans, subject to preliminary engineering approval, for the property located at the southeast corner of Locust Street and Utah Street and the southwest corner of Maple Street and Utah Street, formerly known as 300 Maple Street (PIN: 19-09-28-222-001-0000).

Motion by: Jakubowski Seconded by: Knieriem

Approved: (6-0)

B. Public Hearing: Frankfort Chop House – 11235 W. Laraway Road (Ref #106) Lanie Hannon presented the staff report.

The applicant, Azir Dzabiri, approached the podium. He stated he has been a resident of Frankfort for the past 9 years. He explained he has been in the restaurant business his entire life and currently has a kitchen and bar that has been open for the past 21 years. Additionally, he used to own Maple House Café in Mokena.

Commissioner James stated he appreciated Mr. Dzabiri’s restaurant background and knowledge. Commissioner Knieriem stated he visited Maple House Café a few days ago and enjoyed it. Chair Markunas asked about the chosen name of the restaurant. Mr. Dzabiri stated he dines out often and realized Frankfort didn’t have a steakhouse and felt the town needed one, so he is naming the restaurant Frankfort Chophouse.

Commissioner Rappold asked Mr. Dzabiri if he could install planters or landscaping so there would be more of a buffer between the fence and seating to muffle traffic noise from Laraway Road. Lanie Hannon stated there is landscaping around the building, but it is shorter plantings. Commissioner Rappold suggested plantings with 5-6 feet of height. He also asked that the motion be contingent to the approval of the Homestead Center parking expansion project on tonight’s agenda.

Kim Sesterhenn, a resident of the Homestead subdivision, approached the podium. She stated most businesses are only open until 10 p.m. and did not agree with the hours of operation for serving liquor, considering the restaurant was next to a residential area. She stated when Homestead residents previously agreed to the outdoor seating, they were not prepared for it to be serving liquor outside.

Kevin Good, a resident who lives directly behind the building, approached the podium. He mentioned he loves the idea of getting a high-scale steakhouse in the area but has concerns. He asked if a new traffic study was done with 200 cars. Lanie Hannon replied there was no new traffic study done for the restaurant. He discussed the traffic that comes down Wolf Road and believed a car accident would be inevitable.

Chair Markunas asked staff if at the time that the building was approved if traffic was addressed by engineering. Mr. Schwarz stated the review of the existing building predates him but that since the project is a Planned Unit Development, presumably there would have been a traffic study for the project though he would need to review the project file to confirm. The Will County Department of Transportation has jurisdiction over Laraway Road. The county is improving Laraway Road from west to east slowly as they acquire property and will eventually hit this intersection. Mr. Good was concerned with noise from 4 p.m. to 11 p.m., and believed this restaurant was the closest to a residential area in Frankfort. Commissioner Jakubowski stated we do have restaurants closer to residential areas, including Social 45. Mr. Good explained he used to live near Jack Gibbons Garden and Primal Cut and knows there are regular customers that come to drink at steakhouses. Mr. Good asked if there’s a potential to request that drinks must be purchased with food instead of people going directly to the bar. Chair Markunas replied that the Commission does not have any per view regarding liquor licenses. As for noise and hours, Chair Markunas explained there is no outside music, and the hours of operation are within the allowable hours of the Village.

Mr. Dzabiri replied just because the restaurant seats 200, there will never be 200 people at the restaurant. He explained the bar only seats 18 people. Mr. Dzabiri stated he understands what Mr. Good is saying with food accompanying liquor but explained that that would be difficult as sometimes additional people meet up for drinks after one has had dinner.

Commissioner Knieriem asked Mr. Dzabiri approximately how many cars he expected at one time. Mr. Dzabiri replied approximately 60 cars. He explained fast-food restaurants have a lot of cars going in and out, but this will be a sit-down restaurant where people are sitting for 1.5-2 hours.

Commissioner Morris asked when the kitchen will close. Mr. Dzabiri stated the kitchen will be open until 11:00 p.m. when the restaurant closes.

Motion (#7): Motion to Close the Public Hearing

Motion by: Rappold Seconded by: Morris

Approved: (6-0)

Chair Markunas stated the Commission had no issues with the Special Use Permit for a full-service restaurant with liquor sales as it is within the Village standards.

Chair Markunas stated there was only a single way in and out from the building and questioned the applicant on how staff would serve outdoor seating. Mr. Dzabiri replied there will be 2 doors, and he will most likely use the smaller door for serving customers seated outside. Chair Markunas advised the applicant to consider that people will be coming in to dine via the main vestibule while staff is exiting through the same doors while carrying a tray should staff use the main entrance.

Chair Markunas stated the hours of the Edward Jones office next door will not quite overlap with the proposed restaurant’s hours of operation as other similar Edward Jones office locations close at 5:00 p.m.

Motion (#6): Recommend the Village Board approve a Special Use Permit to allow the operation of a full-service restaurant with liquor sales on the property located at 11235 W. Laraway Road, Units A, B, and C, in accordance with the reviewed plans, public testimony and Findings of Fact and subject to Village Board approval of the Homestead Center Parking Expansion (March 27, 2025 PC/ZBA Public Hearing Ref #107).

Motion by: James Seconded by: Rappold

Approved: (6-0)

C. Public Hearing: Homestead Center Lots 1 and 2 Parking Expansion (Ref #107) Lanie Hannon presented the staff report.

Christopher Vandenberg, an attorney representing Brianne Development, Inc., and Brianne Yurchak approached the podium.

Commissioner Rappold asked Ms. Yurchak if she was going to put landscaping in the two parking spaces that are being eliminated. She replied no. Commissioner Rappold asked for a tree or some additional landscaping in the empty spaces. Commissioner Rappold asked when Lot 2 is eventually developed, would there be sufficient parking spaces for any future business in Lot 2. Mr. Vandenberg replied there would be sufficient parking spaces upon approval of the parking expansion. Commissioner Rappold advised the applicants that they may not have sufficient parking if they decide to build on Lot 2 and asked them to please keep that in mind. Chair Markunas requested the applicant put in the landscaping required from the prior landscaping agreement. Mr. Vandenberg replied the landscaping was put in in the fall of last year and the remainder will be put in this spring.

Kim Sesterhenn approached the podium. She inquired about the green space areas and where the additional parking would be. Lanie Hannon stated if any trees were to be impacted, they would be relocated within the existing site. Ms. Sesterhenn replied there currently are no trees at that spot.

Motion (#9): Motion to Close the Public Hearing

Motion by: Jakubowski Seconded by: James

Approved: (6-0)

The Commission agreed that the motion should require landscaping on Lot 2. Commissioner Rappold suggested to set a deadline on installing landscaping. Mike Schwarz stated the building is complete but there is no occupancy yet for the space. Chair Markunas believed it was slightly redundant but will place it in the motion to ensure it is completed.

Motion (#10): Recommend the Village Board approve a Major Change to the Homestead Center Planned Unit Development to amend the Final Development Plan for Lot 1 and approve a Final Development Plan for Lot 2 for a proposed 25-space parking lot expansion on the properties located at 11235 W. Laraway Road and the west adjacent lot in accordance with the reviewed plans, public testimony, and Findings of Fact, and subject to Final Engineering Approval and the following conditions:

1. If and when either lot is sold in the future, a Reciprocal Easement Agreement for shared parking among both lots shall be established and recorded in conjunction with said sale;

2. Any landscaping depicted on the approved landscape plan (Ordinance 3270) which may be impacted by the proposed parking expansion shall be relocated on site. Said changes shall be reviewed by staff.

https://cms9files.revize.com/frankfortil/Signed%20Minutes%203.27.25.pdf