Will County Gazette

Village of Frankfort Plan Commission / Zoning Board of Appeals met Sept. 25.

Here are the minutes provided by the commission:

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

Commissioners Present: Johnny Morris, Chair Markunas, David Toepper, Dan Knieriem, Jessica Jakubowski, Brian James

Commissioners Absent: Richard Rappold

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

Elected Officials Present: None

A. Approval of the Minutes from September 11, 2025

Chair Markunas asked for questions or comments regarding the minutes. There were none. Motion (#1): To approve the minutes from September 11, 2025.

Motion by: Toepper Seconded by: Jakubowski

Aye: 4 Jakubowski, James, Knieriem, Toepper

Abstained: 2 Morris, Markunas

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. Public Hearing: 18 E. Bowen Street – Slager Residence (Ref. 102)

Amanda Martinez presented the staff report.

The applicants, Dean and Laura Slager, along with architect Bob Gabel approached the podium. Mr. Gabel explained the requested variations. He stated the existing house currently has a setback of 9’11” and the proposed garage location is trying to line up with the driveway on a lot with a smaller lot width. They are requesting to keep that 9’ 11” setback for the garage, although it is non-conforming by one inch, to match the house. The proposed 2-story garage is to provide additional storage, and includes an aesthetic roof line with dormers.

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

Motion by: Jakubowski Seconded by: James

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

There was a discussion on the requested building material variation. Commissioners Toepper and James stated they were happy to see the proposed material was not vinyl siding. Commissioner Jakubowski asked what color the siding would be, and the applicants replied it would likely be light blue. Chair Markunas stated he did not have an issue with the proposed material as the entire home will be re-wrapped with the LP® SmartSide® and will be easier to maintain than the current cedar siding. There was a consensus that the proposed building material was appropriate given the surroundings of the property and its existing building material.

Commissioner Knieriem confirmed the requirement for garage height. Amanda Martinez explained the Zoning Ordinance requires a maximum height of 15 feet for detached garages. Staff also noted the applicants were previously advised prior to filing their application that they could expand the garage horizontally in lieu of requesting a variation for height given that they have sufficient lot depth.

There was a consensus that there were no concerns for the proposed side yard setback reduction from 10 feet to 9 feet 11 inches for the building addition to match the existing setback of the house. They agreed that there is a hardship with the lot depth being 60 feet versus 100 feet, so an inch can be accommodated.

There was discussion regarding the proposed side yard setback for the garage. Commissioner Knieriem stated he saw the need to align the driveway but also asked if it could be moved over with a turning radius that works for the garage in a different location. Mr. Gabel stated right now it’s pretty tight for 2 cars to go straight back, so it basically has only 30 feet, which is really tight to get a car in and out. The applicants stated they wish to preserve the evergreen tree on the site. The applicants also noted that the 24-inch caliper walnut tree would suffer if they tried moving the garage and the patio also wouldn’t do well, as the side of the garage for a patio is better. Commissioner James stated he thought the placement and the alignment with the existing driveway makes sense. Commissioner Morris agreed the side yard setback variance would make sense with the existing lot width constraints. Chair Markunas stated that saving the walnut tree and the evergreen tree with the lot itself would be a hardship to preserve the natural features on the property.

The Commission and applicants agreed on the condition of approval for a cash in lieu fee for the removal of the Red Maple which is a designated as a Preservation Tree per the Village’s Landscaping Regulations.

There was discussion regarding the requested variation to increase the height of the accessory structure from 15 feet to 24 feet 9 inches. Commissioner Toepper stated he could see why the applicants did not want to push the garage back further due to the existing trees. Commissioner Morris asked the applicants to explain what is driving the hardship for the variation, it sounds like this variation was discussed earlier at some time with staff, and staff asked if there were any other mitigating measures to try to solve this. The applicant explained they are trying to use the second floor of the garage for storage, they’d like to clean out the basement so the grandkids can play down there, and store everything on the second floor of the garage, where the first floor would be car storage and hobbies like woodworking. He stated making the garage bigger would elongate the footprint of the structure, and that would use up what would be left of the backyard. He’s looked at everything and feels like this is the best solution as it’s a narrow lot.

Commissioner James stated he sees other lots in the downtown area with higher garages and is not opposed to that aesthetic for the downtown area. Commissioner Jakubowski asked staff what the height of the Plantz Residence garage was on Nebraska Street. Amanda Martinez responded that she did not have this information but could provide it later in the discussion if necessary. Commissioner James stated the height requirement in the Zoning Ordinance requires a lower slung roof, however, especially with the dormers, the proposed garage was aesthetically pleasing. Commissioner Jakubowski agreed the proposed garage did look very nice and wished the Code would allow for more flexibility to accommodate these types of architectural features. Commissioner Knieriem stated that others have asked for increased height, and we’ve said no on the past requests. Chair Markunas stated this was a tough one, as it’s a new building. There was a consensus that there is not a land related hardship for the requested garage height variation.

The applicants stated the existing garage is gone.

Chair Markunas informed the applicants and their architect that it sounded like the garage height variation might not pass tonight, and that it may be better to come back with revised plans. Chair Markunas explained there is a one year wait for the same variation if denied and wanted to make sure the applicants knew they had options.

Mr. Gabel asked the Commission if there was a happy medium for the garage height. Commissioner Morris stated he had listened for something unique that was driving the request but didn’t hear that and looked for a hardship but could not find any. Amanda Martinez stated the maximum allowable height for a detached garage is 15 feet and the footprint cannot exceed the size of the primary structure. The applicant stated the 15-foot maximum will make the accessory structure look like a standard garage, whereas they wanted it to look nicer in Frankfort and match the house.

Commissioner James stated he had found the information regarding the height of the garage height variation that was approved for the Plantz Residence, and that approved garage height was 20 feet 5 inches. The Commission thanked Commissioner James for finding the information needed and mentioned that the height would be acceptable if the Code allowed that.

Motion (# 3): Recommend the Village Board approve the variation request from Article 6, Section B, Part 2(g) of the Village of Frankfort Zoning Ordinance construct a building addition with non-masonry first floor building materials on the property located in the R 2, Single Family Residential District at 18 E. Bowen Street, Frankfort, Illinois 60423 (PIN: 19-09-22-305-007-0000) in accordance with the reviewed plans, public testimony and Findings of Fact.

Motion by: Morris Seconded by: Jakubowski

Aye: 6 Jakubowski, James, Toepper, Knieriem, Markunas, Morris

Motion (# 4): Recommend the Village Board approve the variation request from Article 6, Section B, Part 1 of the Village of Frankfort Zoning Ordinance to reduce the required minimum side yard setback from 10’ to 9’11” for the proposed building addition on the property located in the R-2, Single Family Residential District at 18 E. Bowen Street, Frankfort, Illinois 60423 (PIN: 19-09-22-305-007-0000) in accordance with the reviewed plans, public testimony and Findings of Fact.

Motion by: James Seconded by: Jakubowski

Aye: 6 Jakubowski, James, Toepper, Knieriem, Markunas, Morris

Motion (# 5): Recommend the Village Board approve the variation request from Article 5, Section D, Part 2(c)(1) of the Village of Frankfort Zoning Ordinance to increase the maximum height of an accessory structure from 15’ to 24’9” for the proposed detached garage on the property located in the R-2, Single Family Residential District at 18 E. Bowen Street, Frankfort, Illinois 60423 (PIN: 19-09-22-305-007-0000) in accordance with the reviewed plans, public testimony and Findings of Fact, conditioned upon the garage shall not be used as a temporary or permanent dwelling.

Motion by: James Seconded by: Morris

Nay: 6 Jakubowski, James, Toepper, Knieriem, Markunas, Morris

Motion (# 6): Recommend the Village Board approve the variation request from Article 5, Section D, Part 2(a)(3) of the Village of Frankfort Zoning Ordinance to reduce the required minimum setback from the east property line for the proposed detached garage from 10’ to 6’ on the property located in the R-2, Single Family Residential District at 18 E. Bowen Street, Frankfort, Illinois 60423 (PIN: 19-09-22-305-007-0000) in accordance with the reviewed plans, public testimony and Findings of Fact, and subject to payment of the required Preservation Tree removal fee.

Motion by: Jakubowski Seconded by: Morris

Aye: 6 Jakubowski, James, Toepper, Knieriem, Markunas, Morris

C. Public Comments

There were no public comments.

D. Village Board & Committee Updates

Mike Schwarz stated 5 projects were approved and 2 projects were denied at Monday evening’s Village Board meeting on September 22, 2025:

Approved:

∙ Celtic Construction, Inc. Building Materials Variance: 120 Sauk Trail

∙ Celtic Construction, Inc. Building Materials Variance: 140 Sauk Trail

∙ Southwest Synergy Dance Special Use Permit for Indoor Recreation: 748-752 Center Road

∙ Ancient Roots Acupuncture Special Use Permit for Massage Establishment: 10850 W. Laraway Road, Unit 3W

∙ Bingham Residence, Exterior Building Materials Variation: 202 Larch Road Denied:

∙ Ozinga Residence Accessory Structure Variations: 82 Lawndale Court

∙ Quinlan Residence Corner Side Yard Setback Variation: 99 N. White Street

Chair Markunas asked if there were comments on the reasons for being denied. Mike Schwarz stated a lack of land-related hardship for both. He explained for 82 Lawndale Court, if the greenhouse was attached to the home, it would be considered a room addition

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