Kendall County Times

Village of Oswego Planning & Zoning Commission met May 8.

Here are the minutes provided by the commission:

1. CALL TO ORDER

Chairman Pajor called the Oswego Planning & Zoning Commission Meeting to order at 7:01 p.m.

2. ROLL CALL

Present: Kim Bradshaw, Thomas Collins, Lisa Hillman, Rick Kuhn, Andrew McCallum, Charlie Pajor, Joel Pyle, David Rood, Justin Sather

Absent: None

There was a quorum.

Oswego community representatives in attendance were:

Present: Rod Zenner, Director; Rachel Riemenschneider, Assistant Director; Jeff Lind, Planner; Mary Ellen Bliss, Recording Secretary

3. MINUTES

Motion: Commissioner Bradshaw, second Commissioner Pyle to accept the minutes of the April 10, 2025 Planning & Zoning Commission Meeting.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

4. PUBLIC HEARINGS

Subdivision

Prairie Market East

Applicant: Prairie Market 24 LP

Project #1254.25

Project Manager: Rachel Riemenschneider

Motion: Commissioner Collins, second Commissioner Bradshaw to open the Public Hearing at 7:02 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Assistant Director Riemenschneider stated the applicant is requesting approval of a Major Subdivision Plat for Prairie Market East, located at the eastern corner of Route 34 and Fifth Street. Assistant Director Riemenschneider stated prominent current tenants include Aldi and Pet Smart, and all businesses on the property are on one parcel. Assistant Director Riemenschneider stated the applicant is requesting to divide the existing commercial parcel into four separate parcels; no physical changes to the site are being proposed at this time.

Jan Conway was sworn in

Oswego, IL

Ms. Conway stated she lives in Steeplechase and is concerned that additional businesses will add to the noise level. Ms. Conway stated Aldi’s delivery trucks wake her up in the middle of the night and she asked if there is a noise ordinance. Director Zenner stated there is a noise ordinance and complaints can be made to the police department.

Charlotte Duckham was sworn in

Oswego, IL

Ms. Duckham asked if a sound wall could be installed. Chairman Pajor stated this property was approved for development 20 years ago, and there are no requirements for additional screening.

Lorraine Frischolz was sworn in

Oswego, IL

Ms. Frischolz stated she bought her home in Steeplechase in January but would not have done so if she had been aware of the noise level and the garbage from Aldi and Walmart. Ms. Frischolz stated she fears for the resale value of her property. Chairman Pajor stated noise complaints can be made to the police department, and garbage complaints to code enforcement.

No additional audience members wished to speak at the public hearing.

Motion: Commissioner Collins, second Commissioner Bradshaw to close the Public Hearing at 7:14 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Recommendation:

Motion: Commissioner Bradshaw, second Commissioner Collins to recommend approval of the Preliminary and Final Plat for Prairie Market East Subdivision.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Subdivision

Prairie Market Resubdivision

Applicant: PMAT Prairie Market LLC

Project #1256.25

Project Manager: Jeff Lind

Motion: Commissioner Collins, second Commissioner Hillman to open the Public Hearing at 7:15 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Planner Jeff Lind stated the applicant is requesting approval of a Preliminary and Final Subdivision Plat to divide an existing commercial parcel into four separate parcels. Mr. Lind stated the approximately 21.9-acre property is located south of the intersection of Route 34 and Heritage Drive, is currently zoned B-1 Regional Business District, and is improved with several commercial structures. Mr. Lind stated staff believes the PUD and Subdivision Plat is consistent with the previous development of the site and character of the area.

Jason Reibert was sworn in

Covington, LA

Mr. Reibert stated he represents the applicant, and this is a basic subdivision request on an existing parcel. Chairman Pajor asked what the gain is from dividing the parcels. Mr. Reibert stated there will be better access and two outlots will allow for future development.

No additional audience members wished to speak at the public hearing.

Motion: Commissioner Pyle, second Commissioner Collins to close the Public Hearing at 7:19 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Recommendation:

Motion: Commissioner Collins, second Commissioner Rood to recommend approval of the Preliminary and Final Plat for Prairie Market Subdivision.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Special Use Permit and Variances

Stonehill Lot 3

Applicant: Riverfront Plaza, LLC

Project #1255.25

Project Manager: Jeff Lind

Motion: Commissioner Kuhn, second Commissioner Bradshaw to open the Public Hearing at 7:20 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Mr. Lind stated the applicant seeks a recommendation of approval on three measures: 1) a Special Use Permit for an outdoor storage area; 2) a Variance from Section 8.16.1 of the UDO to reduce the minimum interior side yard setback from 20 feet to 5 feet; and 3) a Variance from Section 11.07.B.5 of the UDO to place buffer yard landscaping on the interior side of the rear yard fence. Mr. Lind stated the property is located at 76 Stonehill Road in Stonehill Business Park, and the applicant will also go through the site review process.

Carrie Hansen was sworn in

Oswego, IL

Carrie Hansen of Schoppe Design gave an overview of the proposed project and stated the site will have paved and fenced parking with 59 spaces of various stall sizes; no semi-truck parking will be allowed. Ms. Hansen stated the main access will be on Stonehill Road with key fob controlled gates at the entrance for security. Ms. Hansen stated there would be the potential for outdoor storage for either RV parking or material storage. Ms. Hansen stated the setback reduction would allow the fence to be consistent with neighboring lots.

Commissioner Rood asked what the hours of operation will be and what types of materials could be stored.

Pat Stanton was sworn in

Lemont, IL

Mr. Stanton, the applicant, stated hours of operation have not been established, but he is open to restricted hours if that is a requirement. Mr. Stanton stated material storage would be for items such as pavers, sheet metal, or 2x4s; he does not envision storage of dirt.

Commissioner Rood stated his concern that large evergreen trees on the neighboring HOA property might interfere with fence placement. Ms. Hansen stated the applicant would not remove trees that are not on his property and would work with the HOA if there are any issues.

No additional audience members wished to speak at the public hearing.

Motion: Commissioner Kuhn, second Commissioner Bradshaw to close the Public Hearing at 7:39 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

The Commission discussed hours of operation, the materials that could be stored, and the type of fencing proposed.

Recommendation:

Motion: Commissioner Collins, second Commissioner Sather to accept the Findings of Fact and recommend approval of a Special Use Permit for an outdoor storage area, a Variance to reduce the minimum interior side yard setback from 10 feet to 5 feet, and a Variance to place buffer yard landscaping on the interior side of the rear yard fence, with business hours limited from 6:00 a.m. to 10:00 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Rezoning

Danelli’s Restaurant

Applicant: Christopher M. Daniels Sr. and John J. Daniels Jr.

Project #1259.25

Project Manager: Rachel Riemenschneider

Motion: Commissioner McCallum, second Commissioner Hillman to open the Public Hearing at 7:43 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Assistant Director Riemenschneider stated the applicant is requesting rezoning of the property located at 228 E Washington Street, commonly known as Danelli's. Assistant Director Riemenschneider stated the property is currently zoned M-1 General Manufacturing District and the owner is requesting to rezone to B-1 Regional Business District. Assistant Director Riemenschneider stated the proposed rezoning is consistent with the Comprehensive Plan as well as the current and long-time use of the property as a restaurant.

No audience members wished to speak at the public hearing.

Motion: Commissioner Bradshaw, second Commissioner Collins to close the Public Hearing at 7:44 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Recommendation:

Motion: Commissioner Kuhn, second Commissioner Pyle to accept the Findings of Fact for the Standards for a Rezoning and recommend approval of the Rezoning for 228 E Washington Street from M-1 General Manufacturing District to B-1

Regional Business District.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Major Amendment to PUD

Suburban Tire

Applicant: Jennifer Wolfe for Suburban Tire

Project #1249.25

Project Manager: Rachel Riemenschneider

Motion: Commissioner Bradshaw, second Commissioner Rood to open the Public Hearing at 7:46 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Assistant Director Riemenschneider stated the applicant is requesting a Major PUD Amendment for Suburban Tire, located at 3412 Orchard Road, in the Orchard Woods commercial subdivision. Assistant Director Riemenschneider stated the applicant is requesting the amendment for three purposes:

1. To retroactively permit seven parking spaces perpendicular to Orchard Road. Staff recommends approval of the request for additional parking, with the condition that the spaces meet the current UDO parking design standards.

2. To allow larger signage than permitted in the UDO. Due to the scale of the building, staff also recommends approval of this request.

3. To allow signage on the southern façade, which would not be permitted under the Orchard Woods PUD since the southern access drive is private. Due to the commercial nature of the area overall, staff is supportive of this request.

4. To allow cabinet signs instead of channel letters. Staff does not recommend approval of this portion of the request, as it will be inconsistent with the other tenants in the development.

Assistant Director Riemenschneider stated staff also recommends the condition that landscaping shall be installed consistent with the 2006 Final PUD.

Chairman Pajor asked why the landscaping was not installed initially.

Jennifer Wolfe was sworn in

Covington, GA

Ms. Wolfe, the applicant, stated the landscaping was that way when the property was acquired from the previous owner, so she is unaware of the reason why it wasn’t installed.

No additional audience members wished to speak at the public hearing.

Motion: Commissioner McCallum, second Commissioner Hillman to close the Public Hearing at 7:50 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

The Commission discussed the proposed signage and the request for cabinet signs instead of channel letters. Ms. Wolfe stated cabinet signs are a new national standard for Suburban Tires; however, she has submitted a compromised option of channel letters on a backer panel.

Recommendation:

Motion: Commissioner Bradshaw, second Commissioner Sather to accept the findings of fact and recommend approval of the Major Amendment to the Suburban Tire at 3412 Orchard Road to allow for additional parking and larger wall signs, with the following conditions:

1. Landscaping must be fully installed and inspected prior to the issuance of any sign permits.

2. Parking spaces must be 18 ft by 9 ft and allow for a 24 ft drive aisle.

3. The wall signage shall be individual channel letters consistent with the remainder of the development and not a cabinet design.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Rezoning

Jade Estates

Applicant: Projades LLC

Project #1260.25

Project Manager: Jeff Lind

Motion: Commissioner Pyle, second Commissioner Hillman to open the Public Hearing at 8:01 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Mr. Lind stated the applicant is requesting approval of Rezoning upon Annexation of the parcel at the southwest corner of Wolfs Crossing and Douglas Road, from Kendall County A-1 Agriculture to R-4 General Residence District. Mr. Lind stated the subject property is a 9.6- acre site directly west of Avanterra.

David Dorgan was sworn in

South Barrington, IL

Ram Prashantha was sworn in

South Barrington, IL

Mr. Prashantha, the applicant, gave an overview of the proposed Jade Estates project, which would consist of 56 duplex villas. Chairman Pajor stated the Commission will be ruling on the rezoning petition only, not the Jade Estates project.

The Commission discussed their concerns with density, road access close to the roundabout, and that the development of the lot should be held until it can be incorporated into the surrounding farmland when it develops.

Jorge Alvarez was sworn in

Oswego, IL

Mr. Alvarez stated his property is directly behind this property and he has concerns about privacy, road aesthetics without major trees, safety, and school capacity. Mr. Alvarez stated he would like to have a 6’ fence on his property but has been told this is not allowed. Director Zenner responded to the concerns, stating 6’ fences are generally allowed, but staff can check the PUD to determine if there are any restrictions; trees have been cut down due to the road widening project; and the schools are not currently at full capacity.

Linda Kopacz was sworn in

Oswego, IL

Ms. Kopacz stated she was not mailed a notice of the hearing. Chairman Pajor stated that only properties within 250’ of the subject property received the public hearing notification. Ms. Kopacz stated that no additional building should be allowed on Douglas or Wolfs Crossing until Oswego has connected to a new water source. Ms. Kopacz stated the traffic is already horrendous and additional houses will worsen it.

No additional audience members wished to speak at the public hearing.

Motion: Commissioner Collins, second Commissioner Pyle to close the Public Hearing at 8:26 p.m.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Chairman Pajor asked what the default zoning for an annexation is, and Assistant Director Riemenschneider stated it is R-1. Chairman Pajor stated R-4 zoning would be denser than R-1.

Recommendation:

Motion: Commissioner Bradshaw, second Commissioner Collins to accept the Findings of Fact for the Standards for Rezoning and recommend approval of the

Rezoning upon Annexation of the parcel at the southwest corner of Wolfs

Crossing Road and Douglas Road, PIN 03-15-151-003, from Kendall County A 1 Agriculture to R-4 General Residence District.

Ayes: None

Nays: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Absent: None

Motion denied

Text Amendment

Unified Development Ordinance

Applicant: Village of Oswego

Project #1252.25

Project Manager: Rachel Riemenschneider

Motion: Commissioner Kuhn, second Commissioner Bradshaw to open the Public Hearing at 8:30 p.m. and continue it to the June 5, 2025, meeting.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

5. NEW BUSINESS

None.

6. OLD BUSINESS

None.

7. PUBLIC FORUM

None.

8. CHAIRMAN’S REPORT

None.

9. COMMISSIONERS REPORT

None.

10. HISTORIC PRESERVATION COMMISSIONER REPORT

No report.

11. ECO COMMISSION REPORT

No report.

12. DEVELOPMENT SERVICES DEPARTMENT REPORT

None.

13. OSWEGOLAND PARK DISTRICT REPORT

No report.

14. NEXT MEETING - June 5, 2025

15. ADJOURNMENT

Motion: Commissioner Hillman, second Commissioner Bradshaw to adjourn the Planning and Zoning Commission Meeting.

Ayes: Commissioners Bradshaw, Collins, Hillman, Kuhn, McCallum, Pajor, Pyle, Rood, Sather

Nays: None

Absent: None

Motion carried

Chairman Pajor adjourned the Planning and Zoning Commission Meeting at 8:31 p.m.

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