Village of Frankfort Plan Commission / Zoning Board of Appeals met Feb. 12.
Here are the minutes provided by the board:
Call to Order: Acting Chair Rappold called the meeting to order at 6:30 PM
Commissioners Present: Richard Rappold, Johnny Morris, Dan Knieriem, David Toepper, Brian James
Commissioners Absent: Jessica Jakubowski, Will Markunas
Staff Present: Village Administrator Rob Picia, Community & Economic Development Director Mike Schwarz, Planner Lanie Hannon,
Executive Assistant Lisa Paulus
Elected Officials Present: Trustee Adam Borrelli
A. Approval of the Minutes from January 22, 2026
Acting Chair Rappold asked for questions or comments regarding the minutes. There were none.
Motion (#1): To approve the minutes from January 22, 2026.
Motion by: James Seconded by: Morris
Ayes: 5
B. Workshop: Frankfort Pointe Commercial and Industrial Center
The applicant, Chuck Smith of Arete Design Studio Ltd., approached the podium and requested to provide a slide presentation to the Plan Commission prior to the staff report. Lanie Hannon noted that staff was not able to view the slide presentation before tonight’s meeting. Acting Chair Rappold stated the Commission typically does not receive the applicant’s presentation until after the staff report is presented and does not typically receive slideshow presentations in general, but will allow this for tonight’s meeting.
Acting Chair Rappold asked during the slide presentation if the existing scrub landscaping would need to be removed from the Harlem Avenue right-of-way. Mr. Smith replied if Cook County widens the road, some of the scrub landscaping will have to go. He mentioned that no utilities would be going in the area. Mr. Smith said the current plantings in the right-of-way are dense and he would like to keep what is existing versus installing parkway tree plantings required at 2.5 caliper trees every 35 feet.
Jakob Epstein with Dimension RE, LLC approached the podium and continued the presentation with regard to the proposed commercial solar energy facilities on Lot 2 of the proposed development.
Lanie Hannon presented the staff report.
Commissioner Toepper stated he did not think the project fits the personality of the area.
Commissioner Morris stated he believes that renewable energy can co-exist and looks forward to the discussion.
Commissioner James stated that the proposed uses are consistent with the Future Land Use Map, both industrial and commercial, and that this project is consistent with that corridor.
Commissioner Knieriem agreed and stated if Frankfort were to have solar, this would be an ideal spot.
Acting Chair Rappold agreed that the general uses are acceptable and stated the applicant has asked for specific uses to be permitted by right and by special use through the Planned Unit Development as outlined in Exhibit A and B. He explained to the Commission that it is just a discussion tonight and that there would be no vote, but if we proceed we’d like to give guidance to the applicant about permitted uses, blanket exceptions, and asked if there was anything the Commissioners objected to.
Commissioner Toepper stated he was not a fan of trucking terminals or trailer storage and did not think it was appropriate for the area.
Commissioner James stated that we see a lot of indoor recreation and entertainment Special Use Permit requests in the industrial areas, and whenever the Commission has discussions in those areas, it’s usually a discussion about parking and traffic, and never about the use of the facility itself. Commissioner James believed that as long as we put the right guard rails in place for this Planned Unit Development upfront with parking, he didn’t think there was anything glaring but would need extra time to look at it.
Lanie Hannon requested the Commission address the billboard usage, which is a prohibited type of sign in the Village’s sign regulations; tobacco uses, as there are no available licenses; and ensuring that truck terminals are prohibited.
The Commission agreed there are to be no billboards. Commissioner Knieriem asked why the billboard wasn’t presented in Exhibit A. Mr. Smith replied that it was missed in his presentation. Acting Chair Rappold confirmed that a billboard is a non-starter.
Commissioner Knieriem proposed that indoor recreation and entertainment uses be brought before the Commission so they can see what it is first.
The Commission agreed that truck logistics facilities are an acceptable type of use so long as any outdoor storage is screened properly.
Acting Chair Rappold was not in favor of any truck logistic facilities or any agricultural warehouse/greenhouse uses.
The Commission discussed the B-2 General Commercial District usages. Commissioner Knieriem was amenable to indoor recreation uses in the commercial area, but not in the industrial area. Commissioner Knieriem explained that the area does not have sidewalks, but is proposing indoor recreation, so he would not want to bring children into the area for indoor recreation, as it would not be safe. Commissioner Morris agreed with not permitting tobacco stores. Acting Chair Rappold stated the car wash use would not fit in the commercial area, and suggested to perhaps move that use to a special use. Commissioner Knieriem asked about liquor sales. Lanie Hannon stated staff would like to review every case involving liquor sales, so to move liquor sales from a permitted use to special use would be a good idea.
Jimmy Gierczyk stated that the tax base is high in Cook County, and their design of light industrial combined with commercial and solar should assist to attract different owners. He stated he has tried to create aesthetically pleasing buildings with synergy. Mr. Gierczyk stated the reason they’re trying to bring in trucking facilities is because the vehicles are typically $350,000 that they’re looking to land. They’re trying to make sense for everybody as a team.
Mike Schwarz stated that staff wanted to clarify when the term “truck terminal” is used, the Village Zoning Ordinance was recently updated to include a specific definition of that term, which captures larger-scale trucking companies that park or store semi-trailers, including tractor and/or trailer units and other trucks. That’s not what we are really talking about here, as truck logistics centers are similar to a warehouse use, which is a permitted use in the Village’s industrial districts. The applicant stated the logistics they’re considering would have approximately four bays, which would be smaller. Acting Chair Rappold stated the report mentioned that it’s actually fifteen docks, but staff is willing to work with the applicant on an acceptable limitation on the number of docks. Mike Schwarz stated that staff and the applicant have had conversations about truck parking as a principal use, and the Village is clearly opposed to that, but we do not think that is what the applicant is seeking. Acting Chair Rappold stated that based on the range of lot sizes, from approximately three to nine acres, if the applicant would prefer to reduce the fifteen docks per building to a more reasonable number. Mr. Smith stated he can look at the market and see how many truck dock positions they’re looking for and cut that down. Acting Chair Rappold thanked Mr. Smith.
The Commission had no objections to waiving the installation of the required sidewalk along Sauk Trail.
The Commission discussed the waiver of installation of the required sidewalk along Harlem Avenue. Staff stated that along Harlem Avenue, the Village’s Comprehensive Plan highlights this area as a high-priority gap for a 10’ multi-use path.. Mike Schwarz explained that the Village’s Comprehensive Plan is generalized and does not clarify an exact side of the road in which the path is to be located., The applicant is asking for a waiver of any required pedestrian improvements along Harlem Avenue adjacent to the subject property. Acting Chair Rappold suggested there may be some compromise. Rob Picia stated that staff’s perspective is that adjacent roads are controlled by the Cook County Highway Department. Therefore, if the 10’ multi-use path were installed along the east side of Harlem Avenue adjacent to the subject property, it is highly unlikely that the path would be developed to the north and south of the property ultimately leaving the multi-use path along the site’s right-of-way going nowhere. Additionally, if the road does get expanded to a 4-5 lane cross section by Cook County the path would be impacted.
The Commission had no objections to recommending waiving the required sidewalk along both sides of Emoff Street and/or Anderson Drive.
The Commission had no objections to allowing a blanket modification to allow trowel finished precast concrete exterior building materials for all future developments on Lots 3- 12.
The fence setback along the south property line of Lot 2 was discussed. Mr. Smith stated the Village of Frankfort has a requirement that fences greater than 4 feet in height must be at least 50 feet setback from the front property line. He stated he is asking to provide a 20 foot landscaped transition yard and is requesting to reduce the fence setback from 50 feet to 20 feet to be installed directly behind the required landscaped front yard. If the applicant provided a 50foot setback, the fence would interfere with the solar panels. Lanie Hannon asked if Mr. Smith was asking for a blanket modification to reduce the required fence setback from 50 feet to 20 feet for all industrial lots (Lots 2-12). Mr. Smith replied yes, because if he installed a fence greater than 4 feet in height at the 50 foot setback line, he would lose 50 feet of that property. He would have 30 feet after the required 20 foot landscaped front yard that could not be used. Lanie Hannon stated that this request is new to staff and was not provided in the staff report. The Commission had no issues with reducing the minimum required 50 foot fence setback to 20 feet for any fence greater than 4 feet in height.
The Commission had no objections to reducing the fence setback along the west property line of Lot 2, either. Lanie Hannon said the fence front yard setback along the west property line is also required at 50 feet. The applicant clarified that they are proposing to provide a 26-foot setback with a 6 foot fence on top a 6-foot berm along the west property line along Harlem Avenue.
Mr. Gierczyk brought up the proposed uses, again, stating that the billboard they had in mind is a digital message board that gives screen time to the Village, and would be on Sauk Trail. He stated people would see it as they come into Frankfort off of Interstate 57.
Non-masonry trash enclosures were discussed. Commissioner Knieriem stated he had no issues but asked for clarification regarding the comment about making the trash enclosures precast concrete. Jimmy Gierczyk replied that the masonry trash enclosures have been the ones to fail the most because the garbage service comes in and hits the bollards, which usually destroys the corners of the enclosure and the brick and mortar cannot be matched for replacement. Once the mortar gets lose, the masonry fails. Having the option to install for precast concrete enclosures or the vinyl fence enclosures works really well because these can be repaired or replaced at less cost.
The Commission had no objections to the increase the maximum trash enclosure area to 253 feet.
The Commission had no objections to waive all detention facility plant unit requirements for the Lot 2 detention basin. Mr. Smith explained this is where the solar panels would be, and the detention pond is screened behind the berm and fencing. Commissioner Knieriem asked if the commercial lot would be able to view the detention basin. Mr. Smith replied that there will be an 8-foot fence to the north, behind the proposed commercial lot so it will not be seen.
The waiver of the required preservation tree mitigation or cash-in-lieu fee of $59,600 was discussed. Rob Picia stated the Village was in agreement with the waiver as the project is meeting our parkway requirements and helps make the project work. Acting Chair Rappold agreed.
The Commission had no objections to waiving the required 25-foot transition yard and all required transition yard plant units along the east property line of Lots 8-12, and 14, along the Village’s border with Richton Park.
The required 25-foot transition yard along the south property line abutting residentially zoned property in unincorporated Cook County was discussed. Mr. Smith explained the logic of the request is that the property to the south is unincorporated. Cook County, so they are asking for the transition yard and the plantings to be waived. Mr. Smith confirmed none of the existing vegetation would be removed. The Commission agreed.
Reducing the required parkway trees from 70 required overstory trees to 32 overstory trees along the north property line was discussed as well as reducing the required parkway tree plantings from 74 understory trees to 16 understory trees along west property line. Lanie Hannon explained existing plant material is currently there. Mr. Smith stated he can realistically plant trees into the area that he believes will do well. Lanie Hannon suggested that the Commission can condition the motion to require that parkway trees are planted along the parkway where determined possible, as Mr. Smith suggested.
The Commission had no objections to reducing the required detention facility plantings for Lot 14 from 303 plant units to 285 plant units. Mr. Smith noted that there is an electric pole there.
The Commission had no objections to the reduction of plant units on Detention 4 on Lot 13 from 692 plant units to 355 plant units. The applicant intends to preserve existing trees on Lot 13 to mitigate the reduction in plant units.
The Commission had no objections to reducing the required transition yard plant units along the west property line. Mr. Smith stated the plantings will go between the right of way and fence, visible from Harlem Avenue, and there would be a 6-foot wood fence on top of a 6-foot tall berm.
The Commission had no objections to reducing the required type of plantings on Lot 2 from 7 tree species and 7 shrub species to 6 tree species and 0 shrub species. Mr. Smith explained they are requesting to reduce the requirement to zero shrubs because of the existing vegetation along Harlem Avenue. Since there is a fence, they can plant over canopy trees and evergreens.
Lanie Hannon explained that the last big standing item besides permitted uses is removing Emoff Street, however the item did not need to be discussed this evening, since the current plans reflect this street and so there is no delay in the commercial solar energy facility on Lot 2 moving forward, the applicant’s desire to remove the street can be requested later as via an application for a Major Change to the Planned Unit Development.
C. Public Comments
A resident approached the podium and asked that if the Village does go forward with the Frankfort Pointe proposal, if they would have financial insurance for decommissioning of the solar farm. Staff replied there would be a financial surety in place as outlined in the Decommissioning Plan. The resident stated Dimension Solar has a good reputation for small communities. He expressed concern for the commercial parcel in front of the solar facility, as he stated Frankfort has several issues with Route 30 and Harlem Avenue that are ongoing, so the specific commercial uses could be inviting potential crime. He would discourage vape shops and liquor stores in the area.
D. Village Board & Committee Updates
Mike schwarz stated two items were approved at the February 2, 2026 Village Board Meeting:
∙ The Launch Pad Chicago, LLC, 700 Center Road: Special Use Permit for Indoor Recreation
∙ Plat of Dedication for Public Street and Public Utilities for Pfeiffer Road E. Other Business
Mike Schwarz summarized the staff report. As required by State statute, the Village Board must publish a new Zoning Map that defines changes to zoning and the corporate limits over the preceding year, no later than March 31st. He stated the only change to the Zoning Map in the past calendar year was a Zoning Map amendment from R-4 Attached Single Family Residential to R-3 Attached Two-Family Residential District for The Reserve of Copper Creek property on 25.9 acres located at the southeast corner of Locust Street and Utah Street / southwest corner of Maple Street and Utah Street (formerly known as 300 S. Maple Street).
Motion (# 5): To recommend that the Village Board approve the 2026 Official Zoning Map.
Motion by: Knieriem Seconded by: James
Ayes: 5
F. Attendance Confirmation (February 26, 2026)
Acting Chair Rappold asked Commissioners to please let staff know if they cannot attend the next meeting.
Motion (# 5): Adjournment 9:01 P.M.
Motion by: Knieriem Seconded by: James
The motion was unanimously approved by voice vote (5-0).
https://cms9files.revize.com/villageoffrankfortil/2.12.26%20Minutes%20Signed.pdf?t=202602271415030&t=202602271415030
