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HomeMy WebLinkAboutPZ - MINUTES 2026-06-0313F QAk BRyp 9 v �dUNT'� 1. CALL TO ORDER: MINUTES OF THE JUNE 3, 2026 REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON JULY 1, 2026 The Meeting of the Planning & Zoning Commission was called to order by Chairman Wayne Ziemer at 6:30 p.m. 2. ROLL CALL: 3 0 5 Rama Raman called the roll with the following persons: PRESENT: Chairman Wayne Ziemer, Vice Chairman Kenneth Wilczak, Members Natalie Cappetta, Richard DiBernardo, Rahma Hasan, Baker Nimry, James Pontrelli and Marc Simon IN ATTENDANCE: Village Attorney Michael Castaldo III, Chief Kevin Fleege, Deputy Chief Bob Christopherson, Superintendent Temes, Village Engineer James Patterson, Civiltech Engineering Consultant Steven Pautsch, Director Rebecca Von Drasek and Village Planner Rama Raman APPROVAL OF MINUTES SPECIAL PLANNING & ZONING COMMISSION MEETING OF MAY 13, 2026 Motion by Member Hasan, seconded by Member Nimry to approve the minutes of the May 13, 2025 Special Planning & Zoning Commission meeting as written. VOICE VOTE: Motion Carried. UNFINISHED BUSINESS There was no unfinished business. NEW BUSINESS A. FINAL PLAT OF SUBDIVISION OAK BROOK RESERVE — 2715, 2815, 2915 JORIE BLVD Chairman Ziemer announced the commencement of the public meeting for the petition. Planner Raman gave an overview of the petition. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 1 of � June 3, 2026 CALL TO ORDER ROLL CALL MINUTES MAY 13, 2026 UNFINISHED BUSINESS NEW BUSINESS F.P. OF SUBDIVISIO OAK BROO RESERVE - 271 2815• 2915 JORI BLVD 5. Lance Oriti, Kimley-Horn Associates, Inc, Austin, TX, and John McNaughton, representatives of the property owner, JPD Oak Brook Holdings, LLC, explained that they are proposing to subdivide the two existing lots into three separate lots, allowing each of the three existing buildings to be located on its own lot. Mr. Oriti stated that all three proposed lots would comply with the regulations of the ORA-3 Zoning District. Vice Chairman Wilczak asked if the restriction on the proposed Lot 3 would remain in place and if there were any curb cuts being proposed. Mr. Oriti replied that the restriction would remain in place and there are no plans for any development. Motioned by Member Hasan, seconded by Member DiBemardo to recommend approval of the final plat of subdivision, subject to the following conditions: 1. Final engineering approval prior to recording of the Plat. 2. Recording of the document by Village staff. 3. A declaration of covenants, conditions, restrictions, easements, and shared maintenance agreements for the three (3) lots is required and shall be recorded. 4. 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: 8 — Chairman Ziemer, Vice Chairman Wilczak, Members Cappetta, DiBernardo, Hasan, Nimry, Pontrelli and Simon. Motion carried. Absent: 1 - Member Bulin Vice Chairman Ziemer announced that the public meeting for this matter was concluded. B. PLANNED DEVELOPMENT — OB22 — FRANKLIN PARTNERS—1211-1315 PD - OB22 FRANKLIN 22ND STREET PARTNERS - l21 1315 22ND STREET Chairman Ziemer announced the commencement of the public hearing for the petition and swore in everyone that was presenting for the remaining petitions. Planned Raman summarized the request seeking planned development to enclose the outdoor dining for STK and to allow a fitness studio to operate in 0-3 District. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 2 of 8 -z. �+ . f June 3, 2026 Kelsea Neal Nolot, Elrod Friedman LLP, 350 N Clark St, Chicago, representative the for the property owner Franklin Oak Brook 22, LLC, explained that OB22 is an existing mixed used campus with two 11-story buildings. They are asking for relief to enhance the existing use by adding and boutique fitness studio — Solidcore into a vacant space and by enclosing the STK outdoor dining to create a year-round amenity. The petitioner was seeking a front yard setback from 100-feet to 87-feet, permitting a fitness use in 0-3 District and potential FAR adjustment for the enclosed outdoor dining. Ms. Nolot discussed the benefits of having Solidcore as a tenant as well as the benefits of year-round dining at STK. Member Cappetta questioned the enclosed outdoor dining capacity. Chief Fleege replied that the enclosed outdoor dining would have its own capacity dependent on the number of available exits, and to be determined. Vice Chair Wilezak asked where the entrance to the STK outdoor dining area would be located. Jeff Levin, Levin Associates, Northbrook, IL replied that the only entrance to the outdoor dining would be through the restaurant. Motioned by Member Hasan, seconded by Member DiBernardo to recommend approval of Planned Development, subject to the following conditions: 1. Compliance with Plans: The fitness studio use, operation and enclosed outdoor dining will be in substantial compliance with the plans and documents as submitted, except for minor changes approved by the Development Services Director and Village Manager in accordance with Section 13-15-8 of the Zoning Ordinance. 2. Sign proposals shall comply with applicable sign code regulations of the Oak Brook zoning ordinance unless otherwise modified or varied. ROLL CALL: Ayes: 8 — Chairman Ziemer, Members Cappetta, DiBernardo, Hasan, Nimry, Pontrelli and Simon. Motion carried. Absent: 1 - Member Bulin Vice Chairman Ziemer announced that the public hearing for this matter was concluded. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 3 of 8 6et 0 June 3, 2026 5. C. PLANNED DEVELOPMENT— 131516TH ST LOT 2 OF FRANKLIN NORTH PD- 1315 16TH ST (LOT 2OF SUBDIVISION — MDG LLC. FRANKL[N NORTH SUBDIVISION - MD LLC. Chainnan Ziemer announced the commencement of the final public hearing. Planner Raman summarized the petition. John Murphy, Murphy Development Group LLC, Chicago, IL noted some concerns that were raised during past presentations. He stated every apartment would have a Juliet balcony, the garage would be climate controlled with radiant heat and the walls would block headlights, storage was added to every floor, and the intent was to convert the apartments into condominiums would be approximately 5 years from now. Mike DeRouin, President of FiztGerald, Chicago, IL said he was tasked to design the highest duality luxury condo building for the site. He provided a PowerPoint presentation reviewing the 13-story apartment building, including the building materials, interior designs, elevations, floor plans, market demographics, comparison condominiums, condo conversion pathways, site constraints with stormwater issues, traffic flow and impact, landscape plans, access to Oakbrook Center, trash collection area, parking, proposed signage, amenities and outdoor spaces. Deputy Chief Christopherson had concerns about speeding on 16th Street, but it was felt that a stoplight or stop sign would not be as effective at reducing speeds as a roundabout. Village Engineer Patterson mentioned the significant design challenge with the detention vault at the southeast corner of the building. Mr. DeRouin addressed the detention vault challenge and said they have designed many similar projects by drilling caissons below the building into the waterproof concrete surfaces of the detention vault. Civiltech Steve Pautsch, village traffic study engineer, mentioned they continue to work with KLOA on the review. He was concerned with the left turn from the property but felt it did not warrant a stop -light or stop -sign. Donald Andelini, Oak Brook Club resident, noted that only building 6 received a Public Hearing Notice for the petition and wanted to know why all Oak Brook Club did not receive the notice. He was opposed to the development mainly due to the zoning and the traffic. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 4of8 F (3:, .. June 3, 2026 Village Engineer Patterson informed Mr. Angelini that each building at Oak Brook Club has its own property/parcel number and that only building 6 was within the 500- feet of the petition as required. Member Simon asked if the Drury Lane traffic would impact this property. Mr. Murphy believed the KLOA traffic study covered the Drury Lane traffic. Member Cappetta questioned if the requested adjustments were made to the size/number of units, and the drive isle size as discussed at the Board of Trustees meeting. Mr. Murphy and Chief Fleege said all requested modifications were completed. Member Cappetta asked about the current approximately five-foot elevation and the proposed elevation. Mr. Murphy and Mr. DeRouin noted that they were working with their civil engineers to eliminate much of the existing earth. Member Cappetta was opposed to permitted residential in the B-2 District. Vice Chairman Wilczak was opposed to adding more apartment units near Oakbrook Center and felt there was not a market for apartments in Oak Brook. He said it was a great diversion from the Comprehensive Plan. Chairman Ziemer believed there was a market for apartment buildings near malls nationwide. Member Hasan thanked the applicant for the thorough application and responsiveness to previous comments. She felt the alternative permitted uses in B-2 District were far worse for this parcel. Member DiBernardo felt it was a high -quality project that was complimentary to Oakbrook Center, suitable to the location and was in favor of the planned development. His only concern was the traffic and wanted it to be settled prior to the public hearing process. Director Von Drasek discussed the application process. Member Nimry was also concerned about the traffic issues. Mr. Murphy indicated they were committed to any requirements to address the traffic issues. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes page 5 of 8 June 3, 2026 F.. l, -" . Members discussed other permitted uses and resolving the traffic issues. Vice Chairman Wilczak asked why Oakbrook Center was not interested in creating a path connection with the apartment building. Director Von Drasek explained that the Village wanted a connection, however, Oakbrook Center management did not want it due to the proposed apartment building being outside of their property. Member Cappetta asserted the petition did not meet inany of the planned development standards. Motioned by Member Hasan, seconded by Member DiBernardo to recommend approval of Planned Development subject to the following conditions: 1. Compliance with Plans: The development, maintenance, and operation of the property will be in substantial compliance with the plans and documents as submitted, except for minor changes approved by the Development Services Director and Village Manager in accordance with Section 13-15-8 of the Zoning Ordinance. 2. Architectural Components: a. All mechanical equipment ground -based and roof -mounted must be fully screened from view at the property lines per Village code. b. Separate sign permits are required for all signage. All sign proposals shall comply with applicable Village sign regulations under Section 13-11-10: DISTRICT B4, 03, 04, ORA1 AND ORA2. c. Adequate sound insulation is required to ensure that airborne noise (such as voices or TVs) and impact noise (such as footsteps or moving furniture) remain within legally acceptable and livable limits. 3. Engineering: a. Final engineering approval (including stormwater) shall be required prior to the issuance of the building permit for the Development. b. The Applicant must pay the full cost of the floodplain compensatory storage related to the 16th Street driveway entrance improvements. 4. Traffic a. Spring Road must have a traffic signal at its intersection with 16th Street, or concurrence with the Village Engineer that the method of traffic control is acceptable (i.e. 4-way stop, traffic circle, etc.). b. The applicant will pay for the full cost of the creation of the turn lane at the intersection of Spring Road and 16th Street. c. Semi -trailers are prohibited from the subject property. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 6 of 8 � June 3, 2026 Landscaping: a. A final landscape plan for the Property is subject to Village staff review and approval in accordance with applicable Village Codes and Ordinances. 6. Deed/Covenants/Easements: Provision for conversion of apartments into condominiums. The building must be built as condos in terms of quality, amenities and utilities. The building shall: a. Be constructed with materials, finishes, and workmanship customarily used in condominium developments of similar quality; b. Include amenities (such as lobbies, corridors, recreational facilities, storage areas, and parking) appropriate for condominium ownership and operation; and c. Be served by utilities and building systems (including, as applicable, individually metered or sub -metered utilities, HVAC, plumbing, electrical, life - safety, and telecommunications systems) configured in a manner that reasonably facilitates the legal and physical subdivision of the Building into separate condominium units and common elements. d7 Covenants (including any condominium declarations) must be recorded in connection with the Planned Development and for the 4-lot Franklin Subdivision for FAR, storm water, bike and pedestrian pathway and property maintenance. The covenants and/or condominium declarations must be in a form approved by the village attorney prior to recordation. These covenants and/or condominium declarations may not be modified, removed, or released without consent of the corporate authorities of the Village. The Village, as well as future owners of condominiums on the Property, must be authorized to enforce the covenants and/or condominium declarations. The covenants and/or condominium declarations must be approved by the village attorney. 7. Comply with all other Village Ordinance requirements at time of Building Permit application except as specifically varied or waived. ROLL CALL: Ayes: 4 — Chairman Ziemer, DiBernardo, Hasan and Simon. Motion carried. Nayes: 4 - Vice Chairman Wilczak, Members Cappetta, Nimry and Pontrelli. Motion Neutral. Absent: 1 - VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 7 /off 8 t3 � (.sue- 0 June 3, 2026 OTHER BUSINESS OTHER BUSINESS 6. 7 Director Von Drasek discussed possible future applications. PUBLIC COMMENT ADJOURNMENT: Motion by Member Hasan, seconded by Member Cappetta to adjourn the meeting at 9:02PM. 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 Pagc 8 of 8 R,c,,� June 3, 2026 PUBLIC COMMEN' ADJOURNMENT