Plan Commission backs rezoning and variances to allow contractor business at 1818–1820 North Broadway; one commissioner dissents

The Crest Hill Plan Commission on May 21 recommended that City Council conditionally approve a package of requests from property owner Javier Salazar to permit a contractor-based business known as Concrete Raising and Waterproofing, Inc., at 1818–1820 North Broadway. The petitions include rezoning from B2 to B3, a special-use permit for a contractor business with outdoor storage, and multiple variations to minimum lot size, lot coverage and yard setbacks. The recommendation passed by roll call vote with one dissent.

City staff described the project as consolidation of two parcels into a single lot (approximately 13,860 square feet), a required dedication of a 10-foot utility and sidewalk easement, abandonment and sealing of on-site septic and wells, connection to the city water and sewer main, and frontage improvements along Broadway. Staff recommended conditional approval subject to six enumerated conditions in the May 21 staff report.

Attorney Sarah J. Great and applicant Javier Salazar told the commission the changes would allow Salazar to operate his concrete-raising, basement waterproofing and related contractor services from the existing building, store equipment on-site, and better manage and dispatch work crews. Staff emphasized that the proposal would support reuse of a previously underutilized commercial property and bring utility and frontage improvements to a stretch of Broadway that staff hopes to revitalize.

Commissioners pressed staff and the applicant on several technical points. Commissioner John Stanton raised particular concern about lot size and stormwater: "I'm having trouble with the lot size. It's required to have one acre," he said, noting the requested reduction to well under that threshold and asking how drainage and impervious-surface impacts would be addressed. Staff responded that the city engineer had reviewed the concept plan and that final grading and stormwater details would be required to meet the city’s drainage and stormwater code; staff also said the project would funnel stormwater to the road and not allow runoff onto neighboring properties.

Several commissioners sought stronger assurances about building façade improvements and screening in exchange for the variances. Staff described recent site clean-up and roof replacement, and said the applicant proposed frontage upgrades (sidewalk, parkway landscaping and utility easement) to make the property fit better into the Broadway corridor; staff said the project could be used as an example for future reinvestment on that east side of Broadway.

On the motion to recommend approval, Commissioner Jeff Peterson moved and Commissioner Marty Flynn seconded. Roll call: Jeff Peterson, Marty Flynn, Ken Carroll, Gordon Butler and Bill Thomas voted yes; Commissioner John Stanton voted no. The commission’s conditional recommendation and the six staff conditions will be forwarded to City Council for review at a June 8 workshop and a possible council vote on June 15.

Background and details: the staff report enumerates six conditions of approval and includes a plat/easement that the city’s staff prepared; the project would consolidate two lots, assign a single PIN/address, and connect the property to municipal utilities.

Next steps: City Council will take the commission’s recommendation under advisement at an upcoming workshop and is scheduled to consider a vote in mid-June. The commission emphasized that it is a recommending body and that final approvals and any additional documentation (architectural elevations or additional façade commitments) will be decided by the council.