Village of Bourbonnais Planning and Zoning Board met March 28

Bourbonnais Village Clerk Brian Simeur | Village of Bourbonnais

By Kristine Gonzales-Abella

Apr 30, 2024

Village of Bourbonnais Planning and Zoning Board met March 28.

Here are the minutes provided by the board:

1. Call of Order

Procedural: A. Roll Call

The meeting of the Planning Commission/Zoning Board of Appeals was held on March 28, 2024, and was called to order at 5:30 PM by Chairman, Mark Argyelan. Members also present were Jay Grimes, Frank Koehler, Halina Gumiela, Ed St. Louis, Ulysses Hudson, and Michelle Bade. There is a quorum. Also present were Laurie Cyr, Assistant Village Administrator, and Tyler Goodrich, Community Development Technician.

2. Approval of Minutes

Motion by Halina Gumiela, second by Frank Koehler to accept the minutes from February 22, 2024.

Aye: Mark Argyelan, Jay Grimes, Frank Koehler, Halina Gumiela, Ed St. Louis, Ulysses Hudson, and Michelle Bade.

Nay: None

3. New Business - Planning Commission

Discussion: A. Case PSU24-0001: Special Use in an M-1 Limited Manufacturing District for the allowance of Self-Storage Warehouses (NAIC Code 493110) at the vacant lot (17-09-09-301-019) along N State Rt 50, 2,120 feet North of Larry Power Rd.

Applicant: Bill Warburton

Mr. Argyelan swore in Neil Piggush and Bill Warburton to provide their testimony. Ms. Goodrich stated that adjoining owners were notified, a sign was placed on the property, and a public hearing notice was in the Daily Journal.

Ms. Goodrich stated that the applicant wants to expand their business from the south. The applicant also owns the property that adjoins the proposed development.

Mr. Piggush stated they are applying for special use for mini storage in an M-1 zoning district. The development includes four metal storage buildings and one commercial building along N State Rt 50. Mr. Piggush stated that the plans have been reviewed and approved by the Village. Mr. Koehler asked who would occupy the commercial building.

Mr. Piggush stated they do not have an occupant yet but it will comply with all exterior material standards.

Mr. Argyelan discussed the Findings of Facts that were within the packet from the applicant and staff and moved to have the Planning Commission determine their Findings of Facts. Mr. Argyelan asked regarding code and plan purposes if the proposed use and development will be in harmony with the general and specific purposes for which this Code was enacted. Planning Commission replied yes.

Mr. Argyelan asked regarding any undue adverse impact on the community.

Planning Commission replied no.

Mr. Argyelan asked regarding any interference with surrounding development or neighboring properties.

Planning Commission replied no.

Mr. Argyelan asked about adequate public facilities such as streets, public utilities, drainage structures, police, fire protection, refuse disposal, parks, libraries, and schools.

Planning Commission replied yes.

Chief Keener expressed concern regarding fire hydrants in the area.

Mr. Argyelan stated they would address this with the board.

Mr. Argyelan asked if the proposed development would create any traffic congestion. Planning Commission replied no.

Mr. Argyelan asked regarding any destruction, loss, or damage of natural, scenic, or historic features of significant importance.

Planning Commission replied no.

Mr. Argyelan asked regarding compliance with the standards of the Code.

Planning Commission replied yes.

Planning Commission concurred with the findings of facts within the staff report.

Mr. Argyelan asked for public comment.

There were no comments.

Motion by Frank Koehler, second by Halina Gumiela to approve a Special Use in an M-1 Limited Manufacturing District for the allowance of Self-Storage Warehouses (NAIC Code 493110) at the vacant lot (17-09-09-301-019) along N State Rt 50, 2,120 feet North of Larry Power Rd.

Aye: Mark Argyelan, Jay Grimes, Frank Koehler, Halina Gumiela, Ed St. Louis, Ulysses Hudson, and Michelle Bade.

Nay: None

Final Resolution: Motion Carried

Discussion: B. Case PR24-0002: Rezoning from B-1 Central Commercial Business to R-4 Two-Family Residence at Lots 1, 2, and 3 Heritage Meadows Circle.

Applicant: Municipal Trust & Svgs Bk TR#2734

Mr. Argyelan swore in Neil Piggush to provide their testimony.

Ms. Goodrich stated that adjoining owners were notified, a sign was placed on the property, and a public hearing notice was in the Daily Journal.

Ms. Goodrich stated that the applicant wishes to rezone to residential in conjunction with Case PSU24- 0002 for Special Use in an R-4 Two-Family Residence for the allowance of a planned unit development. Mr. Piggush stated that his client wants to rezone to R-4 Two-Family Residence to develop townhomes. They are proposing eight 2-unit buildings.

Mr. Piggush stated that the PUD will allow the structures to remain on a single lot for rental purposes. Mr. Grimes asked what the commercial building was to the north of the proposed site. Mr. Piggush stated it is a doctor's office.

Mr. Piggush stated that they met with Village staff on the layout and other public facilities. They stated that all utilities are present but need to be run to the new units.

Mr. Koehler asked if the sidewalk along Bethel Dr would be connected.

Mr. Piggush stated it would be contiguous.

Mr. Koehler asked regarding park and school site impact fees.

Ms. Cyr stated they would review if they were needed.

Mr. Koehler stated the intention was for rental but asked if the units could be sold. Mr. Piggush stated they would have to go through a formal subdivision process if they wanted to sell the units.

Ms. Gumiela asked if the existing water and sewer infrastructure could accommodate the units. Mr. Piggush stated yes, it can accommodate.

Mr. Argyelan discussed the Findings of Facts that were within the packet from the applicant and staff and moved to have the Planning Commission determine their Findings of Facts. Mr. Argyelan asked regarding the existing uses and zoning classifications of properties in the vicinity of the subject property.