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Planning and Zoning committee denies seven variances for proposed storage facility after neighborhood objections
Summary
The advisory Planning and Zoning committee denied seven variances requested for a proposed Common Self Storage facility whose entrance was moved to Walnut Street after an engineer's recommendation; neighbors cited traffic and safety concerns and the item will be sent to city council.
The Planning and Zoning advisory committee in Braidwood denied seven variances sought by Common Self Storage for a West Road property after residents raised safety and traffic concerns about a new driveway off Walnut Street.
The applicant, Eric, told the committee the project's design changed after the city's consulting engineer (Robinson Engineering; Sean Kelly, PE) said an additional driveway onto Kennedy Road was “not acceptable” because a truck stop had been proposed across Kennedy and turn lanes were planned. Eric said the engineer's comment forced a large redesign that reduced the site, reoriented buildings and added roughly $15,000 in redesign costs and months of delay. “We couldn't enter off of Kennedy Road,” Eric said, describing why the applicant reconfigured the site and requested the variances to enter off Walnut Street.
Neighbors said the Walnut entrance would bring unacceptable traffic and safety risks. One resident who lives on W Street said: “I don't want the driveway right in front of my house ... we have little kids riding bikes there and we don't need people coming in middle of the night,” and asked that access remain on Kennedy Road. Frank Grigas, a partner in the nearby apartment building, told the committee he was concerned about reduced setbacks and asked for fencing or landscaping to shield apartments from the storage units.
Committee members and staff emphasized process and authority. Staff reminded the group that the planning and zoning body's recommendation is advisory and that city council can accept or overturn the committee's decision; the staff member also explained that engineering comments are recommendations that council can act on. Some committee members urged finding a compromise and suggested the applicant and neighboring property owners coordinate with the city's engineer and council.
After hearing testimony and public comment, a motion to deny the seven variances carried. The committee's motion denies the variances and forwards the record, with the committee's recommendation, to city council for final action at its next meeting. Committee members also noted the applicant's prior variance remains valid if council later denies the new request.
Clarifying details: the applicant said the redesign reduced capacity from about 130 units to roughly 120 (a loss of approximately 10 units), the redesign cost roughly $15,000, and the applicant said a comparable site in Wilmington averages fewer than eight cars per day. The applicant also said the proposed facility would operate 24 hours.
The committee denied the variances and will notify city council; the council is scheduled to meet next Tuesday at 7 p.m. to consider the item.
