Planning & Zoning Commission - Regular Meeting

Um, will the clerk please call the role? present. Present. Commissioner Gaza present. Commissioner Jones here. Commissioner Olsen here. Commissioner Rubble here. And Chairman Wilder here. We have four. All right. Um and can we get approval of minutes from the February 2nd, 2026 meeting? I move to approve. Second. and staff, please call the role. Commissioner Jones, yes. Commissioner Olsen, yes. Commissioner Awali, yes. Commissioner Boske, yes. Commissioner Gazca, yes. Commissioner Rubal,

yes. And Chairman Will, yes. The minutes approved, seven to zero.

All right. Thank you. Um, and now we will go to the chairman's opening statement. So, good evening and welcome everyone to the March 2nd, 2026 meeting of the Elgen Planning and Zoning Commission. Uh, tonight we'll be hearing petitions uh 02-26 and 03- 02-25 and 03 I'm sorry, I'm so 02-26 and 03-26. Um before we move on to the agenda, I want to briefly discuss the role of the commission and the procedure for tonight's meeting. Um as a reminder, the planning and zoning commission is an advisory and recommending body to city council except uh in tonight's case of 03-26 where the planning and zoning commission is the determining body for the requested variation. The job of this commission is to review development proposals and determine whether a proposal meets the applicable standard of review. So for the process tonight, we will first hear from city staff, followed by questions the commission has for staff. Then we will invite the applicant to provide a brief overview of their proposal and the commission will then ask questions of the applicant. And after that, we will open the hearing for the public uh comment portion of the hearing. Um and then during public comment, please come forward, state your name and and address and also spell your name. uh public comment should be addressed to the commission who will keep notes on the questions concerns raised and then city staff and the applicant will have the opportunity to address those questions and in the interest of time we ask that those testifying do not reiterate points that have already been made. Um so with that at this time um we will then move ahead with the agenda and those of you that wish to speak tonight should now stand and take the oath from the court reporter.

Will you raise your right hands please? Do you sly swear or affirm the testimony about to give will be the truth of the whole truth and nothing but the truth? Thank you. All right, we'll look to staff uh to start with our first petition which is 0T-26. Have proof of proper notice. We do have proof of proper notice. Thank you.

You are welcome. Let's see. Okay. So, good evening everyone. The first petition before you tonight is the application by International Church of Four Square Gospel as applicant and BNK building partnership declaration of trust as the property owner. We're requesting a conditional use to establish a church within the existing building at the property commonly known as 85 Market Street. As usual, we'll start with the general overview of the site location. The subject property outlined here in yellow. Uh it has a red shade over it, so it means it's zone AB, area business district. This is a 21,000 square foot property. Uh it's at the northeast corner of North L Avenue and Market Street. As you can see, the property to the east and to the south have the same shade over them. So, they're both zone AB area business. To the east is a one-story multi-tenant office building and then to the south is the Julasco. To the west are single family homes on RC1 and then immediately to the north are multifamily residences that are zoned MFR, multifamily residence district. So the subject property here is a bird's eye view looking north. uh as I it's improved at a a split two-story building uh that includes a parking lot with 23 parking spaces. The access to the park there are two access driveways to the property. Uh there's full access driveway from North Ly Avenue and then there's a second full access driveway that is shared with the property to the east. The property is partially occupied with an attorney's office. So, the applicant

is requesting approval to establish a church within the existing building. They are looking to renovate the space primarily on the interior. Uh they would create a sanctuary with 88 seats. And then the lower level uh that is here on the right would be renovated to include three sort of smaller classrooms that will be used for various church functions. One of those would be the Bible study. The church would provide services on Sundays between 9:00 a.m. and 11:30 a.m. They typically expect about 45 uh attendees for those Sunday services. The other services are provided on or I should say the functions are on Wednesdays when they have a Bible study in the evening from 7 to 8:30 p.m. The exterior changes to the site are really limited. They are proposing to enclose a vestibule at the front entrance and then the sanctuary would have two exit doors on the west side of the building and then with two sidewalks connecting to the to the public sidewalk along North Ale Avenue. Uh the church will once per year have the church anniversary in the fall in October when they expect 80 to 90 uh attendees. They do not provide uh Christmas service that is provided at the at the church in Chicago. The proposal is required to meet the standards for conditional use. We have provided our overview of the standards in the packet and all applicable standards have been satisfied. Therefore, staff recommends approval subject to the conditions in the packet. That I'm happy to answer any questions.

All right. Thank you. Um I'll start on my right with Commissioner Daska. I have no questions. Commissioner Olsen. No questions. Thank you. Commissioner Abali. Um the the parking requirement, I know that's a sanctuary. Um, so 80 something equals 23 which it covers. But does the the other stuff in there count like the employees or staff or you know?

Yes. So the parking requirement is based on the number of seats in the sanctuary plus one per employee. They only have one employee the the pastor. So with the number of seats and the one employee, they're required to have 23 parking spaces and they have that. So they meet their parking requirement. Okay. And um you said it's an attorney. The attorney is aware of all this going on. The existing attorney's office in there. Yes. They're the ones that are selling the property to the Oh, so he's leaving. Correct. Okay. All right. Thank you. That's all. You're welcome. Commissioner Jones, no questions. Commissioner Buske, no questions. Commissioner Brabel, no questions.

Not have any questions for staff. Thank you. Uh we'll now invite the applicant to come forward. Good evening, Mr. Chairman, uh, commissioners. My name is Scott Richmond. I'm here on behalf of the Petitioner International Church of the Four Square Gospel. Uh, I am pleased to be here tonight with Sean Ayena uh, and uh, from the church and Carissa Went from Kobu Architecture uh, who are both here tonight. If you have any specific questions, um, I think Demir covered it covered over it pretty well. Currently, there's about 45 members of the church. Um, where they currently are at 601 Hill Avenue, uh, is a much smaller building. They're essentially maxed out in that building. And so, the property at 85 Market Street will allow them to be a lot more comfortable, provide more room for kids to have learning areas, um, and allow their congregation to expand over time. Um, we have uh plenty of parking right now and that will cover the 88 uh the 88 person sanctuary, but they're not even at that level. They're only about 45 or so right now. Um, so uh with that, I won't take up much more of your time. If you have any specific questions, be happy to answer them.

Sounds good. I will start on my left with Commissioner G. Um, just one question. Um I read that um there was like an agreement or something that you're they were seeking with park regarding the parking with Juul.

Yeah. So one of the issues that came up is is one day a year they have an anniversary event. There may be more than 88 people there. Not significantly more. Somewhere between you know maybe 90 and 100 at most. Um so what we've done is begun exploring because Jewel's right across the street. um begun exploring the opportunity just to for that one day a year park. Um there isn't a formal agreement in place and and if we weren't able to get that, we would apply to the city for a special event to be able to park on the street or something just for that day. It's only a one-day thing. And at Christmas time, like Demir had said, their uh their church meets at the downtown Chicago location. That's where all the churches come together that are part of the Four Square Gospel Church.

Okay. Um, just wanted to say that the the design is nice. I like the use of the space. Looks good. Thank you, Commissioner Buske. I have no questions. Welcome to the neighborhood. Commissioner Jones. No questions really, but I on a personal note, I think it's exciting to see a place of worship growing enough to expand in the community. So, I'm happy to hear that. Commissioner Wallally, no questions. Commissioner Olsson, no questions. Commissioner Gaska, no questions. I don't have any questions either. Thank you much. Thank you.

I will now open up uh this portion uh to for public comment if there's any members of the public that want to speak on behalf of this petition. All right. Chairman Cox, you sure you don't want to come up and say anything? Okay. Um, always good to see a former chair in the crowd. Um, with that, I'll close the public uh public comment portion and we will look to staff for any final comments. Nothing further to add. Staff recommends approval subject to the conditions in the packet.

Is there a motion from the commissioner? Uh, I move to approve petition 02-26 subject to the terms and conditions outlined in our packet. Second. Staff, please call the role. And just to clarify, the motion is to adopt those findings in the packet as the findings of the commission. Of course. Absolutely. Thank you. Thank you, Commissioner Jones. Yes. Commissioner Jones. Yes. Commissioner Rubo. Yes. Commissioner Abali. Yes. Commissioner Boske. Yes. Commissioner Aaska. Yes. Commissioner Olsen. Yes. And Chairman Wer.

Yes. Motion is approved. Seven to zero. Thank you. Continue working with staff. But thank you so much and welcome.

We will now move on to petition 03-26. Okay. So this petition the commission is the determining body. So this will be not a recommendation of council but a final determination. So this second petition before you and again we have provided the required notices in this one as well. This is the application by Zach Zillinsky as applicant and Michael Koul as property owner. We're requesting a variation from the section 19.20.135 20.135 site design pursuant to section 19.12800 authorized site design variations to permit the construction of an attached threeseason sun room approximately 27 ft from the rear property line where a minimum 30 foot rear yard setback is required for the property commonly known as 687 Carlton Drive. And again, we'll start with the general location of the subject property, this time outlined in red. It's on the east side of Carlton Drive. This is just north of Jefferson Avenue. Uh the property is zoned RC1, Residents Conservation District. It's about 11,500 square ft in area. As you can see, the properties that are north, south, and to the west across Carlton Drive all have the same yellow shade. Those are all zoned the same RC1. and those are all improved single family homes. In the back of the home are two family residences. Those properties are zoned TFR, two family residence district. So the subject property is improved with a single family home, a two-story home

with a twocar attached garage photo up the top right. So the applicant is requesting approval to construct a new sun room addition in the back of the existing home. The proposed sun room would replace the existing sun room seen here in the two photos in the exact same location, exact same size. Uh the location of the sun room is outlined in yellow. And the proposed sun room shown here in the drawings would be very similar to the existing one. Um it the proposed sun room would be 27.6 six feet from the rear property line where 30 foot setback is required. This property is unique in that the this subdivision has a 30 foot rear or 30 foot streetyard setback instead of a 25- ft streetard setback that's normally found in the RC1 district. And because of that, that reduces the the rear yard on the property. Uh the home is about 40 feet from the rear property line. So that leaves about 10 feet before one encroaches into the required 30-foot setback. So there um the proposed addition is 12 1/2 ft deep by 10 1/2 ft wide. Again, same as the existing sun room. That's about 131 square ft. Uh again, 27.6 ft from the rear property line. The existing sort of landing that's 4t wide that's outlined in purple would remain. uh that is seen here on the lower right photograph. And here are a couple photographs of a similar sun room that was constructed on the property adjacent to the south. That property also went through the variance request a few years back with the same contractor. Uh they received the variation and they they constructed the sun room subsequently.

Um, so the applicant is proposing to enhance the design of the sun room addition so that it includes a masonry base seen here in the on the drawings on the right. That masonry base would match the masonry of the home so that the sun room appears as if it's been there since the construction of the home. The new addition would have um uh would be code compliant with the trench foundation that's tied into the foundation of the home. And here's that requested variation against summarized 30 foot required and 27.6 ft that is proposed. The requested variation is required to meet the standards uh of approval which are provided in your packet. We have gone through the standards. We believe that all applicable standards are satisfied and therefore staff recommends approval. Again, the planning is zoning commission is the final determining body on this case. With that, happy to answer any questions and the applicant is here as well can address the commission. Sounds good.

Um I will start on my right with Commissioner Gaska. No questions. Commissioner Olsen, no questions. Commissioner Wallally, no questions. Thank you. Commissioner Jones, no questions. Commissioner Buske, I have no questions. Commissioner Vubel, no questions.

I don't have any questions either. Uh, now invite the applicant to come forward. Hello. Um, my name is Zach. I'm with the general contractor MV Home Services. I feel like Demir did a pretty good job explaining what we're doing. You know, we're just taking the existing sun room, tearing it down, and building a new one. We're not changing the existing footprint of the property or anything like that. So, I don't really have too much to add, but I'm happy to answer any questions if you have any. That's good. Uh, Commissioner Bubble, just want to say I like how you're going to do the design to make it look like it was part of the house. Love that. Thank you.

Thank you, Commissioner Boske. I have no questions. Commissioner Jones, just out of curiosity, what what made you come to the city to request a variance? I mean, in my head, we're just replacing the existing. Um, just because of the setback issue, we, you know, kind of if we wanted to build one of the same size, we had to go through the process and everything. So, we just, you know, took the proper steps and did what we had to, you know, do get front of the board and everything. Was that the one that's there? Is that a conforming? Was that a conforming structure? I I guess not, but No, we didn't. We We didn't build that one. So,

yeah. Yeah. No, no, no, no. I was just curious about it. Okay. Thank you very much. No problem. Commissioner Aaliy, that was actually my question. So, the current one is 27.6 feet back. That's correct. It's the same size. It's the same size. Okay. All right. No other questions. Commissioner Olsen, no questions. Thank you, Commissioner Gaska. No questions. No questions either. The design looks really nice. Uh really appreciate you going through the process. Of course. Thank you for having us.

Um I will now open the uh this portion of the hearing open to public comment. Is there any members of the public that wish to comment? Right. Seeing none, I will close the public comment portion and look to staff to close out with any final comments. Nothing to staff recommends approval. All right, sounds good. Is there a motion from the commission? I move to approve that petition 3-26 subject to the conditions outlined within our packet and to adopt as the findings of the commission. Those findings also in our packet. I second. Can staff please call the role. Commissioner Awali, yes.

Commissioner Boss, yes. Commissioner Gasca, yes. Commissioner Jones, yes. Commissioner Olsen, yes. Commissioner Rubal, yes. And Chairman Wer, yes. Motion's approved. Seven to zero. Sounds good. Thank you very much for coming. Appreciate it. All right. Is there We will now move on to other business. Is there any other business?

We we do not staff does not have other business. All right. Uh we will now move on to public comment. Seeing no public comment, we will now move on to summary of pending development applications.

Thank you, Chair Wildermouth. Uh just an update. The items that were at the planning and zoning commission last month went through city council uh at the last council meeting and um all four items received approval under consideration. Those being the new elementary school at 850 North Grove, the uh entertainment venue for the 7:00 Tower Plaza, the Castellar Place, the banquet hall, part of the new uh Indian Fusion restaurant in the old Golden Corral, and then also a text amendment that would allow mural signs in the NB and the CF districts. All of those again received approval by the city council. The final approval of the ordinances for all those is expected at the next council meeting on on March 11th. Um we have you might have noticed we have received an application for the self storage facility that was some time ago proposed at 2401 Weld Road. Uh it's a totally new project. Um originally back in 2021 I think it was a five building proposal all five um five one-story buildings, sort of a traditional self-s storage building. This time around it's a one threestory building uh that would have all interior um storage units. So that's going to review. Um that one is kind of note. The applicant apparently has worked with those neighbors to the west which are unincorporated King County that have been fairly vocal against the proposal back in 21. Um, so it sounds like they are much more amendable to this current proposal. So see how it goes. And then we've also received uh uh the first phase for the Pingry Creek subdivision. So that's pretty exciting. 69 single family homes. Uh that's also going to review. Um and we'll see hopefully that will break ground

sometime this year. So and I think that's about it unless there's any questions. Any comm any questions from the commission? I have a question. Um I noticed the temple we uh talked about went to city council and it was approved but it's on pending commission.

So what happens is the every item has to go to council twice. So first time goes under consideration. If it receives a positive vote then the the item moves on for the ordinance approval. Uh in this case, once it received approval under consideration, uh they have to petition the Cook County Circuit Court to amend that consent decree before the city council grants the final approval by ordinance. So that may take some time. Uh I think they do they do have about a year or so to kind of get it done. Um so if it's pending on our commission items, are is it coming back here? No, it's not. It's just that that that petition has not been Okay.

done. it's still in the in the review process. So, they still need to receive that final city council approval. So, that's why it's still on. So, any item that has gone through city council even once is still on here if it hasn't gone through full council approval. Any other any other questions from the commission? Commissioner Bubble. It it's not related to anything except for um with that sun room. So isn't it though once you take out a permit just for my own understanding I mean you you're required to bring everything up to code right? That's correct. Okay. So once he took out the permit then he would

that's correct. Yeah. So they'll have to to issue the permit the the drawings and the project has to comply with all life safety and building codes including the zoning ordinance. Right. So they're you know that was not going to be the case. So they needed a variance for that. So okay just wanted to make sure I had that understood. No problem. Thank you. Any other questions from the commission? All right. Thanks, Demir. Um, we will now move on to the next item, which is adjournment. Is there a motion? A motion to adjourn the meeting for tonight. I'll second. The staff, please call the role. That was Commissioner Boske. It was. Has a yes.

Yes. Commissioner Awali. Yes. Commissioner Aaska. Yes. Commissioner Jones. Yes. Commissioner Olsen. Yes. Commissioner Rubble. Yes. And Chair Wilder. Yes. We're jour. Thank you.