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Home My WebLink AboutPZ - MINUTES 2026-08-05Gti OF 0A'f 4 � o FeQUN3'1 \ ►A 3. 5. MINUTES OF THE AUGUST 5, 2026 REGULAR MEETING OF THE BR ��yJ PLANNING & ZONING COMMISSION OF THE �rGCf?OG VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON SEPTEMBER 2, 2026 CALL TO ORDER: CALL TO ORDER The Meeting of the Planning & Zoning Commission was called to order by Chairman Wayne Ziemer at 6:30 p.m. ROLL CALL: ROLL CALL Rama Raman called the roll with the following persons: PRESENT: Chairman Wayne Ziemer, Vice Chairman Kenneth Wilczak (arrived 6:34), Members Jeff Bulin, Natalie Cappetta, Richard DiBernardo, Rahma Hasan, Baker Nimry, James Pontrelli and Marc Simon IN ATTENDANCE: Village Attorney Michael Castaldo III, Director Rebecca Von Drasek and Village Planner Rama Raman APPROVAL OF MINUTES MINUTES REGULAR PLANNING & ZONING COMMISSION MEETING OF JULY 12026 JULY 1, 2026 Motion by Member Simon, seconded by Member Hasan to approve the minutes of the July 1, 2026 Regular Planning & Zoning Commission meeting as amended. VOICE VOTE: Motion Carried. NEW BUSINESS NEW BUSINESS A. FINAL PLAT OF CONSOLIDATION — 3608 & 3610 YORK ROAD FP CONSOLIDATION 3608 & 3616 YORK RD Chairman Ziemer announced the commencement of the public meeting for the petition. Planner Raman gave an overview of the petition. Vanessa Favia, Vanessa Favia, LTD, attorney for the applicant displayed an aerial image of the properties and explained that the combined lots would be approximately .8 acres instead of the required 1 acre in the R-2 District. She said the owner would build a custom single-family home on the consolidated lots and comply with all other village zoning regulations. Ms. Favia reviewed the variation standards that were also submitted in the case file. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 1 of 6 August 5, 2026 -� a•0 Member Cappetta explained a notification deficiency that she found in the application materials. She was concerned that a resident letter had gone to the past tax parcel owner of 504 Wennes Court. Director Von Drasek mentioned that the tax bills may not be updated quickly when deeds are transferred. She noted other forms of notification including the Daily Herald newspaper and public hearing signs on properties. Director Von Drasek, Attorney Castaldo III and members discussed the notification issue and expressed different opinions of any deficiency. Member Bulin asked when the current structures would be demolished. He mentioned teens often occupied the buildings and police had been called several times. Director Von Drasek explained re -noticing and postponing the public hearing would delay any demolition. Motioned by Member Hasan, seconded by Member Simon to recommend approval of the final plat of subdivision, subject to the following conditions: 1. final engineering review and approval. 2. Recording of the document by Village Staff. 3. Confirmation if there was notification deficiency. ROLL CALL: Ayes: 6 — Chairman Ziemer, Members Bulin, DiBemardo, Hasan, Nimry and Simon. Motion carried. Nayes: 3 Vice Chairman Wilczak, Members Cappetta and Pontrelli B. LOT AREA VARIATION— 3608 & 3610 YORK ROAD Motioned by Member Hasan, seconded by Member Simon to recommend approval of the lot area variation, subject to the following conditions: 1. 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." 2. Recording of the document by Village Staff 3. Confirmation if there was notification deficiency. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 2 of 6 ad' LOT AREA VAR 3608 & 3616 YORK RD August 5, 2026 ROLL CALL: Ayes: 6 — Chairman Ziemer, Members Bulin, DiBernardo, Hasan, Nimty and Simon. Motion carried. Nayes: 3 - Vice Chairman Wilczak, Members Cappetta and Pontrelli UNFINISHED BUSINESS 4. A. FINAL PLAT OF SUBDIVSION OAK BROOK RESERVE — 2715, 2815, 2915 FP SUB OAK BROOK RESERVE 2715, 2815, JORIE BLVD — REVIEWED AFTER NEW BUSINESS 2915 JORIE BLVD Chairman Ziemer announced the commencement of the public meeting for the petition. Director Von Drasek explained that the Board of Trustees sent the item back to the Planning & Zoning Commission for further review with additional information after being unanimously recommended by the P&Z on June Yd. Peter Friedman, Elrod Friedman LLP, 350 N Clark St, Chicago presented a PowerPoint emphasizing two issues the Village Board had. One was the irregular lot shape and the previous zoning approvals on the properties. He confirmed there were no plans to sell any of the proposed properties or to construct any additional buildings on the properties. Mr. Friedman believed that the application satisfied all applicable subdivision and zoning standards, thereby constituting approval of the subdivision. He said that all previous approved ordinances run with the land and therefore will continue to apply to the land and all proposed lots. If any future development were to be proposed, the applicant must apply to the Planning & Zoning Commission for a public hearing. Mr. Friedman explained the intent of the three -parcel subdivision: • Allocate maintenance costs to the three primary businesses occupying one of the existing lots. • Establish a Property Owner's Association to govern the shared property features and cost -sharing relationships. • Estate planning purposes. Mr. Friedman objected to the Village's recommended condition requiring the remaining 619,146 square feet of building area, referenced in prior ordinances as the maximum building area —to be reallocated among the three lots. He felt it did not apply VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 3 of 6 August 5, 2026 f?.a U- to the subdivision regulations. Reallocating would require an amendment to the ordinances, and he felt there were no legal means to achieve that requirement. Mr. Friedman pointed out a section of the code regarding irregular configured lots noting the code reads "very irregular lots should be avoided", and not "must be avoided". Another section of the code requires the ORA-3 district to have a mandatory minimum of 24-acre lots. He noted they designed their subdivision specifically for the minimum lot size requirement. Had the lots been squared to the street, they would not have met the required size. He also noted the natural topography of the campus including lagoons, floodway areas and stormwater swales. Mr. Friedman wanted to clarify that there was no obligation for his client to have the village approve their covenants and thought it was improper to make it a condition with the approval of the subdivision. Member Hasan questioned the declaration of covenants. Mr. Friedman confirmed that relevant sections of the covenants would be provided to the Village. Members and Mr. Friedman discussed and debated the staff recommendation of allocating the remaining 619,146 square feet between the three lots. Member Cappetta questioned if the current parking space were enough for three existing buildings. She noted that another future use might dernand more than what currently existed. Director Von Drasek explained that a subdivision application should not include the requirement of adequate parking on each lot. Mr. Friedman noted that the covenants would have a shared parking agreement. Members discussed and debated the proposed irregular lots, the landscaping and maintenance agreements. After further discussion among the members regarding the allocation of the remaining 619,146 square feet, Attorney Castaldo III said he believed Member Cappetta was seeking an amendment to the existing agreements associated with the property along with the subdivision's recommendation. Mr. Friedman disagreed with that request. He said his client petitioned to change the lot lines, not the sell or develop the properties. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 4 of 6 August 5, 2026 �• 0''O" He also confirmed that he would check with the property owner on how they would proceed with the additional 619,146 square feet if the property was redeveloped or sold in the future. Attorney Castaldo III suggested the allocation be addressed prior to any conveyance. Vice Chairman Wilczak believed the former agreements should be amended prior to the subdivision recommendation. Member Hasan believed the applicant met all the requirements for the subdivision recommendation. Motioned by Member Hasan, seconded by Member Simon 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. Relevant declaration of covenants, conditions, restrictions, easements, and shared maintenance agreements for the three (3) parcels, in a form acceptable to the Village, is required and shall be recorded, which shall include reference to all prior Development and Improvement Plans. 3. Recording of the document by Village staff. 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, Members Bulin, Cappetta, DiBernardo, Hasan, Nimry, Pontrelli and Simon. Motion carried. Nayes: I - Vice Chairman Wilczak OTHER BUSINESS 6. Director Von Drasek discussed future applications. 7. PUBLIC COMMENT 8. ADJOURNMENT. OTHER BUSINESS PUBLIC COMMENT ADJOURNMENT Motion by Member Hasan, seconded by Member Bulin to adjourn the meeting at 9:1 OPM. VOICE VOTE: Motion carried. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 5 of 6 August 5, 2026 i?. a U, ATTEST: IsI Rebecca Von Drasek Rebecca Von Drasek Director of Development Services VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 6 of 6 August 5, 2026 R.e_U