HomeMy WebLinkAboutS-1741 THE VILLAGE OF OAK BROOK
COOK AND DUPAGE COUNTIES, ILLINOIS
ORDINANCE
NUMBER 2026-ZO-PUD-EX-S-1741
AN ORDINANCE
APPROVING A PLANNED DEVELOPMENT TO ALLOW
ENCLOSED OUTDOOR DINING AND A FITNESS STUDIO FOR
THE PROPERTY LOCATED AT 1211-1315 22ND STREET, OAK
BROOK, IL 60523
LAURENCE E. HERMAN, Village President
NETASHA SCARPINITI, Village Clerk
JOHN ANOS
NAVEEN JAIN
MICHAEL MANZO
MELISSA MARTIN
A. SURESH REDDY
EDWARD TIESENGA
Village Board
Published in pamphlet form by authority of the
President and the Board of Trustees of the Village of Oak Brook
on this 16th day of June 2026
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 2 of 11
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ORDINANCE NO. 2026-ZO-PUD-EX-S-1741
AN ORDINANCE
APPROVING A PLANNED DEVELOPMENT TO ALLOW ENCLOSED OUTDOOR DINING AND
A FITNESS STUDIO FOR THE PROPERTY LOCATED AT 1211-1315 22ND STREET, OAK
BROOK, IL 60523
PIN(s): 06-26-100-014
WHEREAS, the Village of Oak Brook (hereinafter the “Village”) is a municipal corporation
with authority provided for and granted pursuant to the Illinois Municipal Code to exercise certain
powers and perform certain functions pertaining to its local government and affairs;
WHEREAS, the Village has in full force and effect a codified set of those ordinances of
the Village which are of a general and permanent nature, which said codified set is known and
designated as the Village Code of the Village of Oak Brook, as amended (the “Village Code”);
WHEREAS, the Village is authorized by the Illinois Municipal Code, 65 ILCS 5/11-13-5, to
vary its zoning regulations where there are practical difficulties or particular hardship in observing
those regulations for the use, construction, or alteration of buildings or structures or the use of
land;
WHEREAS, Kelsea Neal Nolot, of Elrod Friedman LLP (the “Applicant”) on behalf of and
with the consent of Franklin Oak Brook 22, LLC (the “Owner”), the owner of certain real property
located in the Village’s O-3 Office District, commonly known as 1211-1315 22nd Street, Oak
Brook, Illinois, identified by Permanent Index Nos. 06-26-100-014, which property is legally
described in Exhibit A, attached hereto and incorporated herein (the “Subject Property”),
submitted an application (“Application”), attached hereto and incorporated herein as Exhibit B,
requesting approval of Planned Development to enclose outdoor dining for STK and allow a
fitness studio, Solidcore, to operate at the Subject Property (the “Planned Development”);
WHEREAS, as part of the Planned Development, Applicant is requesting certain
departures from Village Code to: (i) allow a fitness studio to operate in a retail space; and (ii) allow
a reduction in the required setback from 100’ to 87’ from the property line as otherwise required
by Section 13-10D-3.
WHEREAS, On April 14, 2026, the Village President and Board of Trustees (collectively
the “Corporate Authorities”) conducted a preliminary, pre-application review of the proposed
Planned Development, at which time the Corporate Authorities directed the Village's Development
Services Director to prepare a report on the Application for the Village's Planning & Zoning
Commission (the “Commission”), and referred the Application to the Commission for the purpose
of conducting a public hearing;
WHEREAS, On June 3, 2026, the Commission conducted a duly noticed public hearing
for the purpose of hearing and considering testimony on the Applicant's request for approval of
the Planned Development which resulted in overall positive findings and a recommendation to
the Corporate Authorities for approval of the same, (the “Commission’s Recommendation”;
attached to this Ordinance as Exhibit C);
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 3 of 11
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WHEREAS, after careful consideration of the foregoing, the Corporate Authorities of the
Village of Oak Brook find that the approval of the Planned Development has no detrimental impact
on the health, welfare or safety of the public in general and finds that the Applicant has met his
burden in demonstrating the grounds for the requested relief including the demonstration of
practical difficulties or particular hardship in the application of the Village’s Zoning Regulations.
NOW, THEREFORE, BE IT RESOLVED by the Village President and Board of Trustees
of the Village of Oak Brook, Cook and DuPage Counties, Illinois as follows:
Section One – Recitals. The Corporate Authorities hereby find that all of the recitals
hereinbefore stated as contained in the preamble to this Ordinance are full, true and correct and
do hereby, by reference, incorporate and make them part of this Ordinance as legislative findings.
Section Two -- Planned Development Approval. Pursuant to Section 13-15-5D of the
Village Zoning Ordinance and subject to the conditions set forth in this Ordinance, the requested
Planned Development shall be, and is hereby, approved for the Subject Property.
Section Three -- Site Development and Use Departures. Pursuant to Section 13-15-4 of
the Zoning Ordinance, and subject to the conditions and restrictions set forth in this Ordinance,
the President and Board of Trustees hereby approve the following site development and use
departures for the proposed Planned Development:
A. To allow a fitness studio to operate in a retail space within the O-3 Office District; and
B. To allow a setback of 87’ from the property line in lieu of the 100’ otherwise required
by Section 13-10D-3 of the Village Code.
Section Four -- Conditions of Approval. The approvals granted in this Ordinance shall be,
and they are each hereby, subject to, conditioned upon, and limited by the following conditions,
the material violation of any of which shall, in the reasonable discretion of the President and Board
of Trustees, be grounds for the repeal and revocation of the approvals granted herein in
accordance with the procedures set forth herein, and with respect to any portion of the Planned
Development that has not received a certificate of occupancy from the Village or is not subject to
a valid, active building permit issued by the Village:
1.Compliance with Plans: The fitness studio use (Exhibit D) operation and enclosed
outdoor dining (Exhibit E) 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. Signage. Sign proposals shall comply with applicable sign code regulations of the Oak
Brook Zoning Ordinance unless otherwise modified or varied.
3. Applicable Codes. The Applicant shall meet all Village Ordinance requirements at the
time of building permit application except as specifically varied or waived or otherwise
approved in this Ordinance.
4. No Authorization of Work. This Ordinance does not authorize commencement of any
work on the Subject Property. Except as otherwise specifically provided in writing in
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 4 of 11
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advance by the Development Services Director, no work of any kind may be commenced
on the Subject Property pursuant to the approvals granted in this Ordinance unless and
until all conditions of this Ordinance precedent to that work have been fulfilled and after
all permits, approvals, and other authorizations for the work have been properly applied
for, paid for, and granted in accordance with applicable law.
5. Compliance with Laws. Except as otherwise provided in this Ordinance, all applicable
ordinances and regulations of the Village shall apply to the Subject Property. Further, the
Planned Development and use of the Subject Property shall be in compliance with all laws
and regulations of all other federal, state, and local governments and agencies having
jurisdiction over the Subject Property.
6. Fees and Costs.
1. Applicant shall be responsible for paying all applicable fees relating to the
approval of this Ordinance.
2. Applicant shall pay all fees applicable to Applicant's Planned Development and
use of the Subject Property after the approval of this Ordinance.
3. Applicant shall reimburse the Village for all of the Village’s reasonable costs
(including, without limitation, engineering, planning, and legal expenses) incurred
in connection with the review, consideration, and approval of this Ordinance.
4. Applicant shall reimburse the Village for all of the Village’s reasonable costs
(including without limitation engineering, planning, and legal expenses) incurred in
connection with the implementation or enforcement of this Ordinance by the Village
following the approval hereof.
5. Any amount owed by Applicant under this Section that is not paid within 60 days
after delivery of a demand in writing for such payment along with a reasonably
detailed invoice for such costs, shall, along with interest and the costs of collection,
become a lien upon the Subject Property (or that portion of the Subject Property
to which the unpaid amount relates), and the Village shall have the right to
foreclose such lien in the name of the Village as in the case of foreclosure of liens
against real estate.
Section Six – Amendments. Unless otherwise expressly stated in this Ordinance, any
minor or non-minor amendment to any provision of this Ordinance may be granted only pursuant
to the procedures, and subject to the standards and limitations, provided in the Zoning Ordinance
for the granting of such planned development amendments.
Section Seven -- Failure to Comply with Conditions. Upon failure or refusal of the Applicant
to comply with any or all of the material conditions, restrictions, or provisions of this Ordinance,
the approvals granted pursuant to this Ordinance will, at the sole discretion of the President and
Board of Trustees, by ordinance duly adopted after written notice has been provided to the
Applicant at least 15 days before the ordinance is adopted, be revoked and become null and void.
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 5 of 11
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In the event of a conflict between the language of this Ordinance and the Exhibits attached hereto,
the language of this Ordinance will control.
Section Eight – Severability. If any section, paragraph, clause or provision of this
Ordinance shall be held invalid, the invalidity thereof shall not affect any of the other provisions of
this Ordinance.
Section Nine -- Conflict Clause. All ordinances, parts of ordinances or board actions in
conflict herewith are hereby repealed to the extent of such conflict.
Section Ten – Penalty. Any person violating the terms and conditions of this Ordinance
shall, following prior notice thereof by the Village to such offending person and such opportunity
to correct such violation(s) as the Village may determine appropriate, be subject to a penalty not
exceeding $750.00, with each and every day that such violation of this Ordinance is allowed to
remain in effect being deemed a complete and separate offense. In addition, the appropriate
authorities of the Village may take such other actions they deem proper to enforce the terms and
conditions of this Ordinance, including, without limitation, an action in equity to compel compliance
with its terms. Any person violating the terms of this Ordinance shall be subject, in addition to the
foregoing penalties, to the payment of court costs and reasonable attorneys’ fees of the Village.
Section Eleven -- Effective Date, Publication & Recording
A. This Ordinance will be effective only upon the occurrence of all of the following
events:
1. Passage by the President and Board of Trustees in the manner required
by law;
2. Publication in pamphlet form in the manner required by law;
3. The recordation of this Ordinance in the Office of the DuPage County
Recorder. The Applicant will bear the full cost of this recordation. This Ordinance
will be recorded against all lots comprising the Subject Property.
[Remainder of page intentionally left blank; roll call vote to follow]
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
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EXHIBIT A
LEGAL DESCRIPTION
LOT 1 IN THE MANU LIFE SUBDIVISION, BEING A RESUBDIVISION OF PART OF
LOT 6 IN OAK BROOK INVESTMENT COMPANY ASSESSMENT PLAT NUMBER 4,
OF PART OF THE NORTHWEST ¼ OF SECTION 26, TOWNSHIP 39 NORTH, RANGE
11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF
MANU LIFE SUBDIVISION RECORDED AUGUST 8, 1978 AS DOCUMENT R78-74138,
IN DUPAGE COUNTY, ILLINOIS
Common Address: 1211-1315 22nd Street, Oak Brook, Illinois
PIN(s): 06-26-100-014
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 8 of 11
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EXHIBIT B
APPLICATION
Village of Oak Brook, IL April 30, 2026
Record No: PD-
26-3
Planned
Development
Status: Active
Submitted On:
4/17/2026
Primary Location
1301 22ND ST
OAK BROOK, IL 60523
Owner
FRANKLIN OAK BROOK
22 LLC
SPRING RD 1900 OAK
BROOK , IL 60523
Applicant
Kelsea Nolot
350 N Clark St
Second Floor
Chicago, Illinois 60654
Project Information
Type of Property*
Commercial
Development Type*
New Planned Development
Number of Waivers and/or Variations requested*
2
Number of Street Frontages*
1
General Location - Legal Address/s
1301 West 22nd Street
Zoning District*
O-3
Property Interest of the Applicant*
Owner's Agent
Owner of Record*
Franklin Oak Brook 22, LLC
Phone*Owner Address*
1900 Spring Road, Suite 100, Oak Brook,
Illinois 60523
Owner Email Address*Name of Applicant*
Kelsea Neal Nolot
Applicant's Phone*Applicant's Address*
350 North Clark Street, Second Floor,
Chicago, Illinois, 60654
Applicant Email Address*
Acknowledgement
I (we) certify that all of the above statements and the statements contained in any
papers or plans submitted herewith are true to the best of my (our) knowledge and
belief. I (we) give permission to the Village to install public hearing signs on the lot
frontages of the above subject property as described in the Village Code. In addition to
the above fees, applicant agrees to reimburse the Village for all recoverable costs within
30 days of billing.
Signature of Applicant*
Kelsea Neal Nolot
Apr 14, 2026
Date*
04/17/2026
If the applicant/Agent is not the owner of record, a written statement authorizing
approval of the proposed planned development application is required from the property
owner in addition to their signature above and supporting documents. * Note: Plus all
applicable third party costs and recoverable expenses. ** List each waiver or variation
on a separate sheet with applicable fees calculated.
Subject Property Verification
Permanent Index Number*
626100014
Common Address*
1211-1315 W 22ND ST OAK BROOK IL
60523-2006
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 9 of 11
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EXHIBIT C
COMMISSION’S RECOMMENDATION
June 4, 2026
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60523
Subject: Case No: 2026-5-ZO-PUD – OB22 – Franklin Partners 1211-1315 22nd Street
Dear Village President and Board of Trustees:
Background
At its meeting on June 3, 2026 the Planning & Zoning Commission held the required public
hearing on a petition from Kelsea Neal Nolot, Elrod Friedman LLP, representative for the owners
of the property – Franklin Oak Brook 22, LLC, seeking approval of a planned development to
enclose outdoor dining for STK and allow a fitness studio, Solidcore to operate in O-3 District.
The subject multi-use buildings are located at 1211-1315 22nd Street in the O-3 Office District.
The applicant provided a preliminary presentation on the proposed project before the President
and Board of Trustees on April 14, 2026 and comments were provided to the applicant by the
Village Board. They presented again as a referral on May 12, 2026. The application moved
forward pending a thorough review and recommendation by the Planning & Zoning Commission.
Waivers and Variations: The Planned Development process allows an applicant to request
waiver of and variations from Village zoning laws that are necessary for the construction of the
desired project. The following waivers and variations were requested.
1. Use: Section 13-10D-1 To allow the fitness studio to operate in a retail space.
2. Setback. Section 13-10D-3. To allow a reduction in the required setback from 100’ to 87’ from
the property line.
Public Comment
All interested parties were notified of the public meeting. No one spoke in support of or in
opposition to the request at the hearing.
Planning & Zoning Commission Discussion and Recommendation
The standards for a planned development were addressed as part of the presentation at the public
hearing and were addressed in detail in writing in the case file.
BUTLER GOVERNMENT CENTER
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60523
June 4, 2026
Village President and Board of Trustees
RE: OB22 Planned Development
Page 2
The Planning & Zoning Commission reviewed and deliberated on the applicant’s request and
By a vote of 8 to 0, the Planning & Zoning Commission found that the applicant had addressed all
of the required planned development standards and recommended approval of the proposed
development subject to certain conditions below.
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.
Very truly yours,
____________________
Wayne Ziemer
Chairman
Planning & Zoning Commission
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 10 of 11
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EXHIBIT D
SOLIDCORE FLOOR PLAN
2026-ZO-PUD-EX-S-1741
1211-1315 22nd Street
Oak Brook, Illinois
PIN(s): 06-26-100-014
Page 11 of 11
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EXHIBIT E
ENCLOSED OUTDOOR DINING EXHIBITS
From:Jeff Leven
To:Rama Raman
Cc:Rebecca Von Drasek, MPA; Cathy Chiarelli; Kelsea Neal Nolot
Subject:RE: STK enclosure
Date:Tuesday, June 9, 2026 9:48:27 PM
Attachments:image001.png
SAMPLE-CARD-Soltis-502-Proof-EN.pdf
ZIP TECNICAL DATASHEET (4).pdf
CAUTION: This email message originated from outside of the Village’s email system. Do
not click links or open attachments unless you recognize the sender and know the content is
safe.
Hi Rama,
The ‘walls’ will be made from Soltis 502 Proof (or similar) which is 100% recycled PET yarns
and a PVC coating. Color is intended to be black. See the attached specification sheet.
The ‘windows’ within the sections would be: Clear PVC 1mm thick. The manufacture was not
able to provide a specification sheet, but hopefully the material description will be acceptable.
The ‘system’ between post is planned to be Zipscreen System by Sunmaster (or similar). See
page 8 for the detail on the attached specification sheet.
As depicted in the renders there will be a lower rail (which would remain even when the
shades are up) to approximately 30” AFF.
If you have any further questions, please do not hesitate to reach out. As the file size is large are you
able to confirm receipt of this email.
Thank you,
Jeff
Jeff Leven
FORM Design Studio, LLC ¦
Think green. Please consider the environment before printing this e-mail
Disclaimer
These CAD files were prepared in accordance with generally accepted architectural principles and practices. These documents were
produced from original shell drawings; we strongly urge you to field verify the space for your own purposes. FORM Design Studio bears
no responsibility for errors in transmission or manipulation of the data contained herein. FORM Design Studio retains ownership of these
documents and is not responsible for any losses or claims associated with the unauthorized use of these design materials.
The information contained in this e-mail message is confidential and is intended only for the use of the individual or entity to whom it is
addressed. If the reader of this message is not the intended recipient, you are hereby notified that any disclosure, copying, distribution,
or the taking of any action in reliance on the contents of this communication is strictly prohibited. If you have received this e-mail
message in error, please contact the sender and delete this e-mail message.
From: Rama Raman <rraman@oak-brook.org>
Sent: Tuesday, June 9, 2026 9:25 AM
To: Jeff Leven
Cc: Rebecca Von Drasek, MPA <rvondrasek@oak-brook.org>; Cathy Chiarelli <cchiarelli@oak-
I. Product introduction
and features
a. Sunmaster, s a frst class product desgned to be used
wth confdence and comfort n all four seasons.
b. It provdes a usage opportunty where the fabrc can be gathered upwards n the
vertcal drecton and closed completely when desred.
c. ZpScreen s made of specal fabrc mounted on a modular alumnum constructon
carrer frame, wth alumnum profles at the top / bottom and zpper frame systems
sutable for clampng from the sdes.
d. Snce the fabrc tenson of the zp system s very hgh compared to smlar products,
ts resstance aganst external wnd and other pressures s qute hgh.
e. The fabrc system, whch s framed wth profles from the top and bottom, s clamped
to the sde sttch rals wth the zpper attachment from the sdes.
f. The lower alumnum profle of the zp frame s completely ncluded n the upper box
after the system s opened and s not vsble from the outsde.
g. Wth the plastc wheeled car system added to the left and rght sdes of the lower
alumnum profle of the zp frame, the ease of movement s provded at maxmum level
when the system s opened.
h. Our zp systems oer our customers three optons to choose from: Type1 - Top box
profle wth LED lght, Type2 - Standart top box profle , Type3 - Round top box profle.
SUnmastEr