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Home My WebLink AboutP&Z - MINUTES 2025-05-07MINUTES OF THE MAY 7, 2025 v I L LAG E OF REGULAR MEETING OF THE OAK BR , K . PLANNING & ZONING COMMISSION OF THE zoe�VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON OCTOBER 1, 2025 CALL TO ORDER: CALL TO ORDER The Meeting of the Planning & Zoning Commission was called to order by Acting Chairwoman Natalie Cappetta at 6:30 p.m. 2. ROLL CALL: ROLL CALL Cathy Chiarelli called the roll with the following persons: PRESENT: Acting Chairwoman Natalie Cappetta, Vice Chairman Ziemer (attended via Zoom), Members Jeffery Bulin, Richard DiBernardo, Baker Nimry, James Pontrelli and Kenneth Wilczak (arrived 6:34) IN ATTENDANCE: Trustee Edward Tiesenga, Village Attorney Michael Castaldo III, Director Rebecca Von Drasek and Planning Technician Cathy Chiarelli APPROVAL OF MINUTES MINUTES J. REGULAR PLANNING & ZONING COMMISSION MEETING OF APRIL 2, 2025 APRIL 2, 2025 Motion by Member Bulin, seconded by Vice Chairman Ziemer to approve the minutes of the April 2, 2025 Regular Planning & Zoning Commission meeting as written. VOICE VOTE: Motion Carried. 5. NEW BUSINESS NEW BUSINESS A. 3500 MADISON STREET —FINAL PLAT OF CONSOLIDATION 3500 MADISION ST FP CONSOLIDATION Acting Chairwoman Cappetta announced the commencement of the public meeting for the petition and asked Director Von Drasek to provide an overview. Oakley Home Builders, 5216 Main St, Downers Grove, IL, representative for the property owners explained the reason for the consolidation. Motioned by Member Wilczak, seconded by Member Cappetta to recommend approval of the final plat of consolidation, subject to the following conditions: 1. Final engineering review and approval. 2. Recording of the document by Village Staff. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page lnof 4 May 7, 2025 n ROLL CALL: Ayes: 7 — Absent: 2 - Acting Chairwoman Cappetta, Vice Chairman Ziemer, Members Bulin, DiBernardo, Nimry, Pontrelli and Wilczak, Motion carried. Chairman Iyer and Member Hasan A. VOB TEXT AMENDMENT — FLOOR AREA RATIO F.A.R. Acting Chairwoman Cappetta announced the commencement of the public hearing for the petition and swore in those wishing to speak on the matter. Director Von Drasek reviewed the commissioners' reporting requests that were displayed on the screen and in the case file packet. • Map and Number of Non -Conforming Lots • Chart of Masonry percentage on new residential homes • Chart of FAR and Lot Coverage for R-3 & R-4 from 2023 and 2024 Anas Kanama, 21 Regent Drive was concerned that after purchasing the lot, the zoning code changed. He mentioned neighboring smaller lots with larger homes than his proposed construction. He said surrounding communities did not include basements in their FAR. John Belcher, JMB Architects, Elmhurst, IL was concerned that the FAR was too restrictive and limited designing the desired homes in Oak Brook. He said that assessors nor realtors count basements. He felt it did not make sense to include basements in the FAR. He was also opposed to the new code regarding the minimum 50% masonry requirement. Kristin Petro, Interior Designer, Villa Park, IL was also opposed to the new code regarding 50% masonry requirement and felt it would take away from the visually appealing balance in architecture. Members discussed and debated the following: • Walk -out Basements — including at 50% • Non -Conforming Lots • Which districts will be affected by changes to the FAR • Removing basements would increase the size of the house • Lot coverage ratio • Bulk on lots VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 2 rof`� 4 !1QV _a May 7, 2025 VoB TEXT AMENDMENT FAR Members had specific comments: • Member Bulin said to better manage properties that do not meet current zoning requirements due to lot size, he proposed the creation of a distinct section within the Village Code specifically for non -conforming lots. • Member Wilczak suggested removing the basements from the FAR calculation and reducing the FAR to not exceed .30. He did not want to see smaller lots compete in value with larger lots if the buildings were similar in size. • Member DiBernardo believed that the basements did not create bulk and felt the lot coverage restriction of 20% was the governing factor. • Member Nimry suggested leaving the FAR as was approved and focus on non- conforming lots that were under 20,000 square feet. He was concerned that removing basements from the FAR calculation would allow a substantial increase in bulk. • Member Pontrelli was concerned with removing the basements from the FAR. • Vice Chairman Ziemer believed that setbacks, lot coverage, and height restrictions would prevent homes from being built too large for their lots, regardless of the lot's size. He mentioned that the Brook Forest HOA had an additional 10-foot setback requirement and did not feel that any home in the HOA looked oversized. • Acting Chairwoman Cappetta felt that removing basements from the FAR would potentially double the size of new construction. She said a newly built large home might not seem intrusive when it sits next to a smaller house with a lot of open space. But once that smaller house is torn down and replaced with another large home, the space between the two is gone — the houses end up feeling crammed or on top of each other. She felt .40 FAR including the basement was the appropriate number. Director Von Drasek said that any restriction to the FAR was more conservative than what was in Village Code prior to October 2024. She did not feel that new residential construction was too large and agreed with Member DiBernardo that lot coverage was impactU. Motioned by Member Wilczak, seconded by Vice Chairman Zeimer to recommend approval to remove basements from the FAR calculation from all districts and modify the FAR to not exceed .30. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 3��f 4 May 7, 2025 J0 ` ROLL CALL: Ayes: 3 — Vice Chairman Ziemer, Members DiBernardo and Wilczak, Motion failed. Nays: 4 - Acting Chairwoman Cappetta, Members Bulin, Nimry and Pontrelli Absent: 2 - Chairman Iyer and Member Hasan Motioned by Vice Chairman Ziemer, seconded by Member Bulin to recommend approval to remove basements from the FAR calculation from Districts R-3 and R-4 and modify the FAR to not exceed .30. They recommended that Districts R-I and R- 2 remain unchanged. ROLL CALL: Ayes: 5 — Vice Chairman Ziemer, Members Bulin, DiBernardo, Pontrelli, and Wilczak, Motion carried. Nayes: 2 Acting Chairwoman Cappetta and Member Nimry Absent: 2 - Chairman Iyer and Member Hasan Member Bulin asked members to support a request for the Board of Trustees to review and consider removing the requirement that new residential construction include a minimum of 50% masonry, which was previously adopted. He read aloud a memo he sent to a trustee last year. Member Bulin also asked members to request that the Board of Trustees make a recommendation to the Park District to preserve the Fordon House Barn that is slated for demolition. All members agreed to send the requests to the Board of Trustees. OTHER BUSINESS OTHER BUSINESS 6. There was no other business discussed. 7. PUBLIC COMMENT PUBLIC COMMENT 8. ADJOURNMENT: ADJOURNMENT Motion by Member Bulin, seconded by Vice Chairman Ziemer to adjourn the meeting at 8:40PM. VOICE VOTE: Motion carried. ATTEST: Is/ Rebecca Von Drasek Rebecca Von Drasek Director of Development Services VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 4 0 4 May 7, 2025