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HomeMy WebLinkAboutP&Z - MINUTES 2025-02-052. 0 3 5. VILLAGE OF OAK CALL TO ORDER: MINUTES OF THE FEBRUARY 5, 2025 REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON APRIL 2, 2025 The Meeting of the Planning & Zoning Commission was called to order by Vice Chairman Wayne Ziemer at 6:35 p.m. ROLL CALL: Rama Raman called the roll with the following persons: PRESENT: Vice Chairman Wayne Ziemer, Members Richard DiBernardo, Natalie Cappetta, James Pontrelli and Kenneth Wilczak (arrived 6:35PM) IN ATTENDANCE: Village Attorney Michael Castaldo III, Trustee Edward Tiesenga, Director Rebecca Von Drasek and Village Planner Rama Raman APPROVAL OF MINUTES SPECIAL PLANNING & ZONING COMMISSION MEETING OF DECEMBER 18, 2024 Motion by Member Cappetta, seconded by Member Wilczak to approve the minutes of the December 18, 2024 Special Planning & Zoning Commission meeting as written. VOICE VOTE: Motion Carried. UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS A. 2109 CLEARWATER DRIVE — SMILE PARTNERS USA — SPECIAL USE Vice Chairman Ziemer announced the commencement of the public hearing for the petitions and swore in those wishing to speak on the matter. Ed Kleinow, 15076 Cleveland Ave, Alan Park, MI, project manager for Smile Partners, explained that Oak Brook Dental Group that has been operating in Oak Brook for 33 years was being forced to relocate. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 1'' qof 7 February 5, 2025 CALL TO ORDER ROLLCALL DECMBER 18, 2024 UNFINISHED BUSINESS NEW BUSINESS 2109 CLEARWATER DRIVE SMILE PARTNERS USA - SU 5. Member Cappetta was concerned with replacing retail with a service, but was in support of the petition due to residents not having to travel far in order to continue visiting Oak Brook Dental Group. Campbell Wickland, I Parkview Plaza, Oakbrook Terrace, IL, a representative of MidAmerica Asset Management, agent for the owner of the property, provided information regarding commercial leases in today's world. She said that approximately 25% to 30% of retail spaces are now occupied by service type uses. She also mentioned prohibited restaurant uses at that location due to existing surrounding restaurant owners. They received approval from surrounding property owners for this special use. Dr. John Hartman of Oak Brook Dental Group said he has worked in Oak Brook since 1991 and would like to remain in Oak Brook. Vice Chairman Ziemer stated that the applicant testified to the special factors and that they were also submitted in the case file. Motioned by Member Wilczak, seconded by Member DiBemardo to recommend approval of the special use, subject to the following conditions: The applicant shall provide information on trash collection, storage and circulation. 2. All sign proposals shall comply with the applicable sign code regulations of the Oak Brook zoning ordinance unless otherwise modified or varied. 3. Add the provision "Notwithstanding the attached exhibits, the applicant shall meet all Village Ordinance requirements at the time of building permit application except as specifically varied or waived." 4. Recording of the document by Village Staff. ROLL CALL Ayes: 5 — Vice Chairman Ziemer, Members Cappetta, DiBemardo, Pontrelli and Wilczak. Motion carried. Absent: 4 - Chairman Iyer, Members Bulin, Hasan and Nimry Vice Chairman Ziemer announced that the public hearing for this matter was concluded. B. 2222 35TH STREET - THE MIDWEST CLUB HOA — FINAL PLAT VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 2 of 7 February 5, 2025 2222 35T" STREET - THE MIDWEST CLUB HOA - FINAL PLAT Vice Chairman Ziemer announced the commencement of the public meeting for the petition. Rob Day, 1100 Midwest Club Parkway provided background regarding the purchase of the property that was rezoned from district R-1 to R-3 and said they were now seeking to add three lots to the Midwest Club HOA. Jiunguang Lin, 1661 Aucutt Road, Montgomery, IL, civil engineer at Ridgeline Consultants explained the technical aspects of the project. • Watermain • Proposed Fire Hydrant • New Sanitary Main • Stormwater Management —Create anew Swale to the existing detention pond. Also, increase the high-water level by approximately 1 foot. Mr. Lin felt that the design was satisfactory and would not have any adverse effect on the surrounding neighbors. He then addressed comments provided in the staff report. Beverly Taylor, Midwest Club HOA president thought that the abandoned lot at 2222 35' Street was neglected and would now be a beautiful part of the Midwest Club. Elaine Zannis, 150 Briarwood, Oak Brook was in favor of the project. Member DiBernardo questioned the fence and the bike path. Mr. Day explained the plan for the new fenced area and showed the bike path on a slide. Member Wilczak questioned the addressing of the three (3) new parcels. Director Von Drasek explained that village staff would assign those addresses. Motioned by Member DiBernardo, seconded by Member Pontrelli to recommend approval of the final plat of subdivision, subject to the following conditions: 1. A Subdivision Improvement Agreement (SIA) is required. 2. Landscape and fencing shall be similar to the rest of the Midwest Club subdivision. 3. Final engineering approval prior to recording of the Plat. 4. Recording of the document by Village staff. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 3 of 7 February 5, 2025 5. 5. Add the condition "Notwithstanding the attached exhibits, the applicant shall meet all Village Ordinance requirements at the time of building permit application except as specifically varied or waived." ROLL CALL: Ayes: 5 — Vice Chairman Ziemer, Members Cappetta, DiBernardo, Pontrelli and Wilczak. Motion carried. Absent: 4 - Chairman Iyer, Members Bulin, Hasan and Nimry Vice Chairman Ziemer announced that the public meeting for this matter was concluded. C. A&E LUXURY BUILDERS. INC. 23 CONCORD DRIVE — FAR VARIATION A&E LUXURY sLDs 23 CONCORD DR - FAR VAR Vice Chairman Ziemer announced the commencement of the public meeting for the petition and swore in everyone that was presenting for the petition. Planner Raman provided an overview of the petition. John Green, Civil Engineer at Engineering Resource Associates, 3S701 West Ave, Warrenville, IL mentioned that the petition was referred to the P&Z by the village board with a recommendation to modify the new zoning regulations related to FAR and to consider removing the basement for the calculation. He believed the proposed home was consistent with other new homes in the area. Other than the newly adopted FAR regulations, all other zoning regulations were met. He also mentioned that the grading of the property was unique and allowed the proposed home to place the garage mostly below grade, similar to the existing home and to prevent bulk. He said that if the first and second floors were calculated without the garage and basement the house would be compliant. He also indicated that the lot has always been non -conforming in the R-4 district since it's approximately 15,000 square -feet instead of the required 18,000 square -feet. Vice Chairman Ziemer asked the height of the ceilings on the third floor. Pete Baftiri, owner of A&E Luxury Builders and of 23 Concord Drive explained that the third -floor area would be reserved for an attic and approximately 10-12 feet tall. He said the windows shown within the roof area are dormers and there will be no living space there. Third -floor elevations were not included in the presentation nor the case file. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page �� 4of� February 5, 2025 Member DiBernardo asked staff if the basement square footage would be taken out of the FAR calculation in the future. Director Von Drasek indicated that the Village Board questioned the FAR definition (that included basements) at the time this petition was referred to the P&Z. Staff researched other new residential construction and included a spreadsheet in the case file. Comparable communities were also analyzed, and staff found that most included basements in their FAR calculations. Mr. Baftiri presented a slide showing a Google Earth map of the neighborhood. He noted that most of the houses were similar size to his proposed new construction. Mr. Green agreed and said that they are not building a home that is bigger than the trend of development in Brook Forest, they simply have a smaller lot. Member Cappetta noted that the FAR definition in the zoning code was meant to prevent bulk. She felt the proposed house was too large for the lot and that the petition did not meet many of the variation standards. Mr. Baftiri noted that the proposed house met the lot -coverage regulations. Without a basement the house would meet the FAR regulations but also decrease the surrounding home values. He did not feel that having a basement would affect the neighborhood. Vice Chairman Ziemer agreed with Mr. Baffin. Member Wilczak felt the proposed house was too large. Mr. Green explained there was no other way to build the house due to the topography. He said that even without a finished basement, the house would look the same. He presented a slide detailing the setbacks that were all within code and noted landscaping that would enhance the appearance. Vice Chairman Ziemer asked if there were any inquires received regarding the petition. Director Von Drasek said she had spoken with the neighbor directly across the street, and they did not have any issues with the petition. Planner Raman indicated that the garage square -footage was also included in the FAR calculation. Member Pontrelli reviewed the newly built homes chart that was included in the case file and noted that other new construction with similar lot sizes did not come close to the max FAR regulations of 0.4. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 5 ofp7 February 5, 2025 Mr. Baftiri reviewed a similar lot size, in the same homeowner's association from the same chart and noted a .56 FAR and a 25% lot coverage. He said his proposed build was approximately 20% lot coverage. Vice Chairman Ziemer noted that the proposed new construction was in character with other new homes built in the Brook Forest Subdivsion. He was in favor of the petition. Elaine Zannis, 150 Briarwood, Oak Brook was concerned that changing the FAR code would create numerous variation requests. She felt that the charts in the case file were irrelevant since the numbers presented were based on the past FAR definition. Member Cappetta reviewed the variation standards and felt many did not meet the standards. Staff scrolled through streets on Brook Forest via Google Earth to view similar new homes that were recently built in the subdivision. Members discussed the height of the house. Mr. Baftini said that removing the dormer windows would take away the luxury aspect of the French Manor style. Member Wilczak noted that due to the grading of the lot, looking from street level, the house will look much larger than proposed. He said the dormers make the house appear to have three floors of living space. Mr. Green explained that the design of the house best fits with the topography. If they designed a traditional house with a garage at the main level, the driveway would be approximately 8-feet above street level with several retaining walls. Mr. Baftiri reviewed a GIS map and pointed out that several of the existing houses had more lot coverage than his proposed new construction. Member DiBernardo noted that other than the FAR being higher than regulation, he did not feel the proposed home would not change the character of the neighborhood. Motioned by Member DiBemardo, seconded by Vice Chairman Ziemer to recommend approval of the variation subject to the following: 1. The maximum principal building lot coverage shall be no more than 0.2. 2. Add the condition "Notwithstanding the attached exhibits, the applicant shall meet all Village Ordinance requirements at the time of building permit application except as specifically varied or waived." VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 6 of97 1911.V. February 5, 2025 5. ROLL CALL Ayes: 2 — Vice Chairman Ziemer, Member DiBemardo, Nimry and Wilczak. Motion failed. Nays: 3 Members Cappetta, Pontrelli and Wilczak. Motion failed. Absent: 4 - Chairman Iyer, Members Bulin, Hasan and Nimry Vice Chairman Ziemer announced that the public hearing for this matter was concluded. D. VILLAGE OF OAK BROOK 2025 OFFICIAL ZONING MAP VOB 2025 OFFICIAL ZONING MAP Vice Chairman Ziemer announced the commencement of the public meeting for the petition. Director Von Drasek reviewed the changes to the 2025 official zoning map. Elaine Zannis, 150 Briarwood, Oak Brook mentioned that FAR (floor area ratio) is very important to realtors. She said the reduction of the FAR reduces the value of the lots being sold. She said she was in favor of restricting the FAR for 23 Concord Drive. Motioned by Member Wilczak, seconded by Member DiBemardo to recommend approval of the 2025 Official Zoning Map. ROLL CALL: Ayes: 5 — Vice Chairman Ziemer, Members Cappetta, DiBemardo, Pontrelli and Wilczak. Motion carried. Absent: 4 - Chairman Iyer, Members Bulin, Hasan and Nimry 6. OTHER BUSINESS OTHERBUSINESS Director Von Drasek discussed possible future applications. 7. PUBLIC COMMENT PUBLIC COMMENT 8. ADJOURNMENT: ADJOURNMENT Motion by Member Pontrelli, seconded by Member Wilczak to adjourn the meeting at 8:56PM. VOICE VOTE: Motion carried. ATTEST: /s/ Rebecca Von Drasek Rebecca Von Drasek Director of Development Services VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 7 of 7 February 5, 2025