Will County Gazette

Village of Frankfort Plan Commission / Zoning Board of Appeals met June 12.

Here are the minutes provided by the board:

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

Commissioners Present: Richard Rappold, Johnny Morris, Chair Markunas, David Toepper, Dan Knieriem, Jessica Jakubowski

Commissioners Absent: Brian James

Staff Present: Community & Economic Development Director Mike Schwarz, Senior Planner Amanda Martinez, Planner Lanie Hannon, Executive Assistant Lisa Paulus

Elected Officials Present: Trustee Leddin

A. Approval of the Minutes from May 22, 2025

Chair Markunas asked for questions or comments regarding the minutes. There were none. Motion (#1): To approve the minutes from May 22, 2025.

Motion by: Morris Seconded by: Knieriem

Approved: (5-0-1) Abstained: Jakubowski

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.

B. Parking Adjustment Review: 9995 W. Lincoln Highway – Ageless Rituals Med Spa Lanie Hannon presented the staff report.

The applicant, Colleen Knight, approached the podium. She stated she did a 2 week study on the site’s parking and believed there would be ample parking for her business. Mrs. Knight explained her business will be employing 4 part-time estheticians, 2 to 3 medical nurses, as well as one nurse practitioner. She believes she would have 2 to 3 clients at a time. She’d like to bring a medical spa to Frankfort that includes wellness, health, and serves as a holistic sanctuary for women.

Commissioner Morris stated he appreciated the parking analysis and had no further questions. Commissioner Knieriem asked Mrs. Knight if she has an existing business similar to the proposed business. Mrs. Knight explained her role as an ER nurse for 30 years and also her experience of working at a women’s health center. Her esthetician partner has 18 years of experience and her husband is the attending physician at an emergency room.

Chair Markunas confirmed with the applicant that there will be no massages at the facility.

Motion (#2): To approve a parking adjustment to reduce the required number of off-street parking spaces at 9995 W. Lincoln Highway, Suite A, Frankfort, IL 60423 (PIN: 19-09- 21-416-001-0000) for the proposed Personal Service business (med-spa) from 24 to 12 spaces to allow the existing 40 on-site parking spaces to serve the proposed and existing businesses in accordance with the reviewed plans and public testimony.

Motion by: Jakubowski Seconded by: Toepper

Approved: (6-0)

C. Public Hearing: 21011 S. La Grange Road – McDonald’s (Ref#104)

Lanie Hannon presented the staff report.

The applicant’s attorney, Jim Olguin, approached the podium. Mr. Olguin stated they believe the commercial location will not be negatively impacting safety and will be meeting a demand for a 24-hour drive-through. He explained the franchise owner owns other McDonald’s locations that operate 24 hours and has experience with overnight operations. He also stated McDonald’s would accept the offer from the Village of Frankfort’s Police Chief on safety awareness training.

Commissioner Knieriem stated he has not seen a 24-hour McDonald’s nearby and asked if it was a new concept for McDonald’s. Mr. Olguin replied that approximately half of the McDonald’s under the applicant’s operation are 24 hours, including the Tinley Park location. He noted that data shows that people are ordering delivery orders at night from the Tinley Park location to deliver to Frankfort residents. Commissioner Knieriem asked if the demand for overnight hours was just on weekends. The franchise owner, Cass Freihage, approached the podium to explain that 2 a.m. to 3 a.m. is the busiest delivery hour, every day of the week. He stated the delivery portal shows the demand is there and he would like to provide that to Frankfort. He stated on the weekends, 5 to 6 employees will be working overnight.

Commissioner Rappold questioned crime and robbery statistics. Mr. Freihage stated he has been working with his father for 15 years and has only had one robbery, which was during the early days of COVID-19. He explained that the McDonald’s locations he operates each have a minimum of 50 cameras. The cameras also have face recognition systems in the drive-through. Commissioner Rappold asked about inebriated people loitering in the parking lots. Mr. Freihage stated that that happens sometimes at the Tinley Park location after a concert, but it is not often and staff call the police when that happens.

Chair Markunas asked how the police training will be integrated into the McDonald’s staff’s training. Mr. Freihage stated he spoke with Chief Chelepis and would like to do training from the Police Department for both locations.

Mr. Freihage explained the Manhattan location experiences many customers during the 3:00 a.m. to 4:00 a.m. timeframe as contractors are going to work at that time and utilize those hours.

Motion (# 3): To close the Public Hearing.

Motion by: Jakubowski Seconded by: Morris

(6-0)

Chair Markunas asked the Commission if they had any concerns with safety. Commissioner Toepper asked staff if any other businesses were open 24 hours in Frankfort. Lanie Hannon replied that Anytime Fitness and Planet Fitness have extended hours but do close, and Taco Bell and Wendy’s are open until 2 a.m. Commissioner Morris stated being open 24-hours is always an initial concern, but the training initiative was appreciated. Commissioner Jakubowski had a concern with safety with people driving in the middle of the night to McDonald’s, and the location near Harlem Avenue is by residential.

Mr. Olguin argued that closing at 2:00 a.m. or 3:00 a.m. isn’t much of a difference to go to 24-hours and stated the Police Chief did not think there were any concerns about safety. He explained that they operate 24-hours in some challenging areas and can increase monitoring if there are any concerns. Mr. Olguin addressed traffic concerns by stating that McDonald’s is not a destination location and it’s more likely customers will already be on the road and stop on the way. Delivery drivers will also already be on the road at this time. Commissioner Rappold was concerned with public safety but believed the applicant addressed the issue and the police chief’s statement also addressed the issue. Commissioner Knieriem stated he was a police officer at one point, and if there’s a car out at 2:00 a.m., there’s a lot of eyes on that car anyways.

Chair Markunas asked staff if there was an avenue to adjust or edit the Special Use Permit after it is approved if a multitude of issues should later arise.

Plan Commission/Zoning Board of Appeals Minutes: 6/12/25 | Page 3

Lanie Hannon explained that we can form a condition for speaking with the police chief in a year from now. Mike Schwarz explained that the Zoning Ordinance includes language that allows the Village Board to initiate a reversion or revocation of a Special Use Permit. Mr. Freihage stated he would revert back to the existing hours of operation if any issues arose it wasn’t going to plan.

Motion (# 4): To re-open the public hearing.

Motion by: Jakubowski Seconded by: Rappold

(6-0)

Commissioner Morris asked if McDonald’s has had any comments from any HOA. Mr. Freihage replied he has not.

Motion (# 5): To re-close the public hearing.

Motion by: Jakubowski Seconded by: Rappold

(6-0)

Chair Markunas stated the Police Chief’s approval is substantial, yet he believes safety is the number one concern and the people coming from outside of the Village can be the trouble spot. He stated nothing good comes after midnight, and it is hard to decide.

Motion (# 6): Recommend the Village Board approve a Special Use Permit for Extended Hours of Operation to operate the current drive-through facility 24 hours per day/7 days per week in the B-2 Community Business District, for the property located at 21011 S. LaGrange Road (PIN: 19-09-22-100-048-0000), Frankfort, Illinois 60423 in accordance with the reviewed plans, public testimony, and Findings of Fact, conditioned upon the interior dining room closing and all exterior doors being locked by 11:00 p.m.

Motion by: Rappold Seconded by: Morris

(3-3) Denied: Jakubowski, Toepper, Chair Markunas

Ms. Hannon explained that the split vote will require the matter to be considered by the Committee of the Whole prior to the Village Board. Mr. Olguin stated he would be amenable to a one-year review by the Police Chief for any safety concerns.

D. Public Hearing: 7215 W. Lincoln Highway – McDonald’s (Ref. 106) Lanie Hannon presented the staff report.

Commissioner Morris expressed concerns for the automobile headlights that would be shining into the residential areas from the drive-through during afterhours. Mr. Olguin explained the existing landscaping on the site will mitigate light spillage.

There was no additional questions or public comment.

Motion (# 7): To close the Public Hearing.

Motion by: Jakubowski Seconded by: Toepper

(6-0)

Commissioner Morris stated this particular property is located by the interstate, and his belief is they will get additional traffic. Also this location is at the border of Frankfort’s boundaries which can bring more traffic from outside of the Village, so he is not comfortable with the extended hours for this particular location.

Commissioner Jakubowski stated she would be amenable to possibly later hours, but is concerned with noise and safety as well as additional traffic. The concern for additional traffic was discussed among the Commission. Commissioners Knieriem and Rappold did not have concern for additional traffic. Commissioner Rappold stated this site has more incidents than the LaGrange location on the provided police report but that it doesn’t seem to be an issue. Commissioner Knieriem noted most of the police report incidents were during normal business hours.

Commissioner Rappold asked about adding a condition to the affirmative motion for a one year review. Commissioner Knieriem preferred an approval from the Police Chief. Commissioner Morris noted that this did not include the opinions or anything from resident feedback. Commissioner Morris was concerned there wasn’t something to measure the safety in the potential condition.

Mr. Olguin suggested the Special Use Permit could be brought up for potential revocation after one year after review of incident data by the Police Chief. He also explained that residents can bring concerns to the trustees who would voice these concerns to the Village Board if the Special Use Permit were reviewed again in a year.

Commissioner Knieriem mentioned that if the condition was based on one year of review, year one may be okay, but concerns may arise in the years thereafter. We would lose recourse at that point. Perhaps conditioning upon a certain number of complaints on an annual basis and allowing the Police Chief the right to recommend revocation of the Special Use Permit would help to protect the Village.

Commissioner Morris would like to condition the motion, but believed perhaps the Committee of the Whole or Village Board would add such a condition with more protective language choices.

Commissioner Knieriem would like to take the time aspect out of the condition and would like to have the Police Chief as a check point if there’s too many complaints. The Police Chief could create those metrics. Mike Schwarz stated staff could also consult with the Village Attorney on crafting a reasonably acceptable condition for Village Board consideration When this matter is discussed by the Committee of the Whole, that body may add or modify any such condition.

The Commission members strongly agreed the motion must be conditioned.

Commissioner Toepper was opposed to the extended hours of operation request, stating that the Tinley Park location is already delivering food orders to Frankfort residents.

Motion (# 8): Recommend the Village Board approve a Special Use Permit for Extended Hours of Operation to operate the current drive-through facility 24 hours per day/7 days per week in the B-2 Community Business District, for the property located at 7215 W. Lincoln Highway, Frankfort, Illinois 60423 (PIN: 19-09-24-401- 027-0000) in accordance with the reviewed plans, public testimony, and Findings of Fact, subject to the following conditions:

1. The interior dining room closing and all exterior doors being locked by 11:00 p.m.

2. The Police Chief shall have the ability to recommend revocation of the aforementioned Special Use Permit at any point to the Village Board.

Motion by: Rappold Seconded by: Knieriem

(2-4) Denied by: Jakubowski, Morris, Toepper, Markunas

E. Public Hearing: 10 and 12 Elwood Street -Whisk & Flame (Ref#107) Amanda Martinez presented the staff report.

The applicant, Joseph Evans, approached the podium. He stated he was excited to bring a new concept to Frankfort.

Commissioner Jakubowski asked if there was a similar business model. Mr. Evans replied Sur La Table in Naperville but Whisk and Flame would have a liquor license. Commissioner Knieriem asked about a potential BYOB policy in the future, as Farmhouse Academy in Mokena has obtained a license to operate with BYOB and it adds a nice touch.

Mike Schwarz replied the Village of Frankfort Municipal Code does not have a BYOB liquor license.

Commissioner Morris congratulated Mr. Evans on his business vision and asked about his request for the later hours. Mr. Evans stated most nights the business will be done by 9 to 10 p.m. He said he may have a New Year’s Eve 1:00 a.m. cocktail class or similar event. Chair Markunas asked staff if there was a list of business hours for the downtown area. Amanda Martinez replied there are some businesses including Old Plank Pizza and Gracie’s, which are open until 1:00 a.m.

Motion (# 9): Motion to close the Public Hearing.

Motion by: Morris Seconded by: Jakubowski

(6-0)

The Commission expressed no concerns for accessory liquor sales, the usage as a restaurant and tavern, the extended hours, and the parking variation.

Commissioner Rappold suggested the Village Board should consider additional street parking on the north side of Elwood Street, which may allow 15 more spaces.

Motion (# 10): Recommend that the Village Board approve two (2) Special Use Permits for Indoor Entertainment and Accessory Liquor Sales for a cooking class business located in the H-1 Historic District at 10 and 12 Elwood Street, Frankfort, IL 60423 (PIN: 19-09- 21-410-035-0000), in accordance with the submitted plans, public testimony, and Findings of Fact, subject to the following condition: a. The business shall implement a minimum 15- minute break in between classes to accommodate parking space turnover.

Motion by: Jakubowski Seconded by: Rappold

(6-0)

Motion (# 11): Recommend that the Village Board approve a Special Use Permit for a Restaurant/Tavern located in the H-1 Historic District at 10 and 12 Elwood Street, Frankfort, IL 60423 (PIN: 19-09-21-410-035-0000), in accordance with the submitted plans, public testimony, and Findings of Fact.

Motion by: Jakubowski Seconded by: Morris

(6-0)

Motion (# 12): Recommend that the Village Board approve a Special Use Permit for extended hours of operation on Fridays and Saturdays from 9:00 a.m. - 1:00 a.m. for the proposed business located in the H-1 Historic District at 10 and 12 Elwood Street, Frankfort, IL 60423 (PIN: 19-09-21-410-035-0000), in accordance with the submitted plans, public testimony, and Findings of Fact.

Motion by: Jakubowski Seconded by: Toepper

(6-0)

Motion (# 13): Recommend that the Village Board approve a Variation request to reduce required off-street parking from 115 to 47 parking spaces located in the H-1 Historic District at 6-24 Elwood Street, Frankfort, IL 60423 (PIN: 19-09-21-410-035-0000), in accordance with the submitted plans, public testimony, and Findings of Fact.

Motion by: Toepper Seconded by: Jakubowski

(6-0)

F. Public Hearing: 9423 W. Lincoln Highway – Currie Motors (Ref#108) Amanda Martinez presented the staff report.

The applicant, Henry Hill representing Lenox Hill Construction, approached the podium. He explained the Major Change to the Planned Unit Development project, and that they did not forecast the additional room needed for traffic in the back when they obtained approval for the building addition last year. The proposed project shifts parking spaces for storing cars and will also have more space for trucks turning, entering, and exiting.

Commissioner Rappold asked if the retaining wall ran east and west, and would it go to the north. The applicant replied yes, it runs east and west, and does go to the north slightly. Commissioner Rappold confirmed with the applicant that the dumpsters will be enclosed with masonry. Amanda Martinez stated staff reviewed the masonry trash enclosure as it is part of the condition from last year’s Major Change to the Planned Unit Development.

Chair Markunas read an email into the record from an adjacent property owner.

A resident, Adam Devries, approached the podium. He stated he lives across the street from Currie Motors on 94th, and his house is directly in front of their service lot gate. He stated there is a truck blocking his driveway every day when he comes home from work. He’s even seen a truck for Currie Motors drive on his neighbor’s grass. He explained that Currie Motors keeps their axillary lot lights on all night. He stated nothing was enclosed in his 250’ notification mailing, just a one page letter. He asked if this project would help with the amount of traffic going up and down the street which prevents him and his neighbors from accessing their homes. Ever since the recent building addition, he hears an air compressor going every night, even when Currie motors is closed. Commissioner Rappold asked if Currie Motors increased their landscaping more, would it help. Mr. Devries replied he was unsure. He added that the shades on the lights on the lot were pitiful and provided no coverage. Mr. Devries showed the Commission photos of the problems he had with Currie Motors as viewed from his property.

Chair Markunas stated this project will likely not aide in the traffic, as this is more for safety in the lot. He stated at his site visit, he did witness multiple issues at the blind turn and the traffic issue.

Chair Markunas explained to Mr. Devries that if speaking with Currie does not prove fruitful, speaking with the Code Enforcement Department can help. Chair Markunas asked the Currie Motors representatives to be a good neighbor and to help the neighbor. Chair Markunas asked Mr. Devries to please show Mr. Hill the photos he had shown the Commission regarding the lights.

Mr. Hill stated the project will not change the traffic pattern, but it will help people flow through the site, they won’t have to find an alternate route. It will help slightly, but will have to see what happens in the long run. Chair Markunas asked Mr. Hill to please work with Mr. Devries.

Amanda Martinez informed the Commission that they have the option to continue the Public Hearing because the notification letter was sent one day late with minimal information. The standard practice is for the letter to be postmarked a minimum of 10 days before the public hearing. Chair Markunas confirmed with staff that the letter isn’t required by State Statute. Ms. Martinez stated that according to the State Statute, legal notice of the public hearing is only required in the newspaper, and the notification letter is courtesy. The Commission was ok without postponing the public hearing. Mr. Devries agreed.

Motion (# 14): to close the Public Hearing.

Motion by: Rappold Seconded by: Jakubowski

(6-0)

The Commission had no concerns with the new parking layout. Chair Markunas stated it was appropriate. The retaining wall was discussed and the Commission had no issues. Chair Markunas stated the new retaining wall will be more aesthetically pleasing, and there is a railing now.

The Commission had no concerns with the impervious lot coverage increasing from 84.5 to 84.8 percent.

Commissioner Rappold informed staff that he would like a site plan to be provided showing where the exact work will be completed in comparison to the overall site. He stated it took him a while to locate where the retention wall actually was on the site.

Commissioner Rappold asked staff what can be done to help the neighbors. Amanda Martinez stated there’s an existing chain link fence along with landscaping that has been reviewed in previous Major Change to the PUD requests. Mike Schwarz stated that if the Commission feels that additional landscaping is needed because there are multiple modifications being requested, it can add conditions to the affirmative motion. Commissioner Rappold replied he would like to add a condition requiring the property to be brought up to Code with respect to the Landscape Ordinance within the limited amount of space that is available along the perimeter yards.

Mike Schwarz explained that car dealerships tend to have unique landscaping needs in order to keep fallen leaves off of vehicles but staff could work with the applicant to provide some additional trees and/or shrubs to provide additional perimeter screening where feasible. Mike Schwarz asked Mr. Devries if his concern regarding lighting was from the Currie Motors auxiliary parking lot lights or the vehicle headlights. Mr. Devries replied both.

Chair Markunas discussed the possibility of adding a condition for the south boundary line and 94th Avenue to meet the Village standards for landscaping requirements. The Commission agreed. Chair Markunas stated the Commission has faith that staff will work with Currie Motors on increasing privacy for residents. He confirmed the Commission does not want to remove existing pavement for meeting the landscape buffer width, but did want additional screening for privacy for residents. Henry Hill stated they are willing to add additional landscaping. Chair Markunas asked Currie Motors to work within parameters of what limited width landscape yards along the perimeter to assist residents with privacy, screening, and lighting.

Commissioner Jakubowski stated she believed the perimeter of Currie should be landscaped and not limited to just 94th Avenue as there are other residents not in attendance this evening that are very likely affected by Currie’s lights, noises, and traffic. The Commission agreed that landscaping the entire perimeter of Currie Motors would be best.

Motion (# 15): Recommend that the Village Board approve a Major Change to the Planned Unit Development (PUD) for the Currie Motors property, for the property located at 9423 W. Lincoln Highway, in accordance with the submitted plans, public testimony and Findings of Fact, and conditioned upon final engineering, staff approval of a landscape plan that depicts compliance with previously approved landscape plans and adds additional plantings along the perimeter of the property, and the following modifications from Village requirements: a. Increase in maximum impervious surface coverage from 84.5% to 84.8% b. Waiver of a required curbed island on the west end of the parking row; c. Reduction of the required minimum length of the curbed island on the east end of the parking row from 18’ to 14’; d. Reduction of the required minimum area of the curbed island at the east end of the parking row from 162 sq. ft. required to 126 sq. ft.; and e. Waiver of the required landscaping on the curbed island on the east end of the parking row.

Motion by: Jakubowski Seconded by: Rappold

(6-0)

Motion (# 16): To approve the use of a retaining wall that exceeds 50’ in length, as noted on page 70 of the Design Standards, in accordance with the reviewed plans, public testimony and Findings of Fact.

Motion by: Jakubowski Seconded by: Morris

(6-0)

G. Public Hearing: Zoning Ordinance Text Amendment – Data Centers Amanda Martinez presented the staff report.

Chair Markunas asked if the public had any questions. There were none. Motion (# 17): To close the Public Hearing.

Motion by: Jakubowski Seconded by: Morris

(6-0)

Chair Markunas asked if there were any initial changes or concerns from the Commission. Commissioner Rappold stated for the definition of a data center, he would define it as “a facility primarily used for the storage, management, processing, and transmission of digital data,” and eliminate the rest of the wording in the staff report. Mike Schwarz suggested striking the word “and” and replacing it with the term “which may”. The definition would then read, “A facility primarily used for the storage, management, processing, and transmission of digital data which may house computing facilities like servers, routers, switches or firewalls, as well as supporting components like backup equipment, fire suppression facilities or air conditioning.” The Commission agreed to revise the definition to replace “and” with “which may”.

Commissioner Rappold stated the second item he wanted to discuss is that the landscaping ordinance isn’t sufficient in screening this type of use. He recommended adding another use standard that requires all parking and fencing to be completely covered with evergreens. Data centers can have a fence for security, but it should be 100% screened with vegetation. In Article 5, Section C, part H, Commissioner Rappold would like to remove the word “where possible” to ensure landscaping requirements are clear up front.

The Commission was in agreement that building setbacks will be addressed on a case-by case basis.

The Commission had no issues with parking.

In regard to noise produced from data centers, Amanda Martinez stated that landscaping and setbacks assist with mitigating noise. She notes that when the property is adjacent to residential use, setbacks are increased from 30 feet to 100 feet. Chair Markunas asked if we would know the decibel level beforehand to do setbacks appropriately. Ms. Martinez replied that the Code Official would conduct a noise study after construction and if there are noise concerns, there are mitigation strategies offered in the Zoning Ordinance. Anticipated noise impacts could also be addressed during the Special Use Permit review process.

The Commission had no changes to the proposed zoning districts which were I-1, I-2, and O-R.

Chair Markunas asked when the proposed use standard “D” applies since it just states “large” without a number.

Mike Schwarz explained that the data center buildings might range from several thousand square feet to a million square feet. Commissioner Rappold preferred to state the exact square footage preferred because the more we can tell people these are our requirements in advance the better. Chair Markunas stated he liked the campus setting. Mike Schwarz explained since Data Centers will require a Special Use Permit they will come before the Commission either way. He stated that one of the things that staff learned from the recent data center tour was these buildings are similar to a shopping mall or airport with multiple different companies as tenants within their areas, sometimes with on-site technicians working there. Some data center even have office spaces adjacent to the computer server areas so if a technician is there from Microsoft for example they would have an office available for the duration that they need to be on site. There are also much smaller shipping container sized data centers that are sometimes located adjacent to cellular communication towers. The Commission agreed that the proposed square footage language should be adequate.

The Commission was in agreement with the other proposed use standards listed in the staff report.

Motion (# 18): Recommend that the Village Board approve text amendments to the Zoning Ordinance in order to create a new use category for data centers, including amendments to the following Zoning Ordinance sections: Article 5, Section B, Table of Permitted and Special Uses; Article 5, Section C, Use Standards; Article 5, Section D, Accessory Uses and Structures; Article 7, Section B, Off-Street Parking & Loading; and Article 12, Section A, Definitions.

Motion by: Rappold Seconded by: Jakubowski

(6-0)

H. Public Comments

A resident complimented staff on the data center research and presentation. I. Village Board & Committee Updates

Mike Schwarz stated the following items were approved at the June 2nd Village Board meeting:

∙ Wendy’s– Northwest Corner of U.S. Route 30 and Frankfort Square Road Major Change to the Cappel Commons Planned Unit Development, Special Use Permits for Carry-Out Restaurant, Drive-Up Service Windows, and Extended Hours of Operation

∙ 122 Kansas Street – The Plantz Residence - Deck and Patio Addition, Multiple Variances

J. Other Business

There was no other business.

K. Attendance Confirmation (June 26, 2025)

https://cms9files.revize.com/frankfortil/Signed%20Minutes%207.10.25.pdf