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HomeMy WebLinkAboutPZ- MINUTES 2026-09-022. 5. GE O F 0 � o BR� ' p�o�d A �DU�lT'1. CALL TO ORDER: MINUTES OF THE SEPTEMBER 2, 2026 REGULAR MEETING OF THE PLANNING & ZONING COMMISSION OF THE VILLAGE OF OAK BROOK APPROVED AS WRITTEN ON OCTOBER 7, 2026 The Meeting of the Planning & Zoning Commission was called to order by Chairman Wayne Ziemer at 6:32 p.m. ROLL CALL: Rama Raman called the roll with the following persons: PRESENT: Chairman Wayne Ziemer, Members Jeff Bulin, Natalie Cappetta, Richard DiBernardo, Rahma Hasan, Baker Nimry, James Pontrelli and Marc Simon IN ATTENDANCE: Village Attorney Michael Castaldo III, Fire Chief Kevin Fleege, Public Works Superintendent John Temes, Village Engineer James Patterson, Director Rebecca Von Drasek and Village Planner Rama Raman APPROVAL OF MINUTES REGULAR PLANNING & ZONING COMMISSION MEETING OF AUGUST 5 2026 Motion by Member Hasan, seconded by Member Bulin to approve the minutes of the August 5, 2026 Regular Planning & Zoning Commission meeting as amended. VOICE VOTE: Motion Carried. NEW BUSINESS A. 3804 ADAMS ROAD — LOT SIZE VARIATION Chairman Ziemer announced the commencement of the public hearing for the petition and swore in those wishing to speak on the matter. Planner Raman gave an overview of the petition. CALL TO ORDER ROLL CALL MINUTES AUGUST 5, 2026 NEW BUSINESS 3804 ADAMS RD LOT SIZE VARIATION Angelo Feola, Program Manager, Lotus Development 1873 LLC., the applicant mentioned the President of Lotus, Rob Abbinante who is an Oak Brook resident and on the architectural review committee for Breakenridge Farm was in attendance for the petitions. He presented a PowerPoint that including the project overview, the property history, an ecology letter from Atrium describing the property as "ecological VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 1 of 7 September 2, 2026 A-9— impairment rather than an ecological asset", the proposed preliminary plat and variation and the utilities and sanitary plans. He also described a fixture tree inventory and a tree protection plan with the intent of maintaining as many trees as possible. Mr. Feola explained the variation request for 4 north lots. The required width is 220 sq-ft and they requested a reduction of approximately I l sq-ft. They were not seeking a variation for the lot size. Several people spoke on the project. The list can be found under Agenda Item 7, Public Comments. Members discussed the variation request and debated the hardship. Nic Varchetto, PE, ERA, Site Development Manager explained the irregular lot shapes as the purpose for the variation request. He said that they spread the necessary variation to four lots (less than a 5% reduction) instead of requesting one large variation on one lot and said all lots remain at 2 acres. Member Hasan questioned the stormwater drainage. Engineer Patterson explained that the proposal would improve the drainage on the Birchwood properties due to added detention. Mr. Varchetto noted that they were still working to determine if the property has any wetland. Chairman Ziemer asked if Lotus was in agreement to provide additional tree screening to the northwest neighbor. Mr. Feola did not see a problem providing privacy hedging along that property line. Member Cappetta did not believe the petition met the variation standards. Members debated the variation. Some felt 7 lots were appropriate as opposed to 8 lots and some felt they met the variation standards due to the irregular lots. Motioned by Member Baker, seconded by Member Hasan to recommend approval of the lot width variation, subject to the following conditions: Covenants for the Subdivision are required. Covenants must be recorded in connection with the Subdivision, storm water, and property maintenance. The covenants and/or declarations must be in a form approved by the village attorney prior to recordation. These covenants and/or declarations may not be modified, removed, or released without consent of the corporate authorities of VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 2 of 7 September 2, 2026 r—�— the Village. The Village, as well as owners of the Properties, must be authorized to enforce the covenants and/or declarations. 2. Final engineering approval is required prior to recording of the Final Plat. 3. Landscape plan is required for the proposed subdivision. 4. Tree screening required for the northwest neighboring property. 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: 4 — Chairman Ziemer, Members Hasan, Nimry and Pontrelli. Neutral Motion Nayes: 4 - Members Bulin, Cappetta, DiBernardo and Simon Absent: 1 - Vice Chairman Wilczak B. 3804 ADAMS ROAD — PRELIMINARY PLAT OF SUBDIVISION Motioned by Member Hasan, seconded by Member Pontrelli to recommend approval of the preliminary plat of subdivision, subject to the following conditions: 1. Processing of Final Plat of Subdivision. "Section:14-3-2. F." Upon approval of the preliminary plat by the village board, the following notice of approval shall be placed upon the prints thereof, and required signatures affixed: NOTICE OF APPRO VAL OF PRELIMINARY PLAT Notice is hereby given that the preliminary plat of the subdivision shown hereon has received approval by the Village Board of the Village of Oak Brook, Illinois, and upon compliance by the subdivider with the, following requirements or qualifications, the Village Board will receive the final plat for consideration, if submitted by the subdivider within one year in such form as required by the subdivision regulations ordinance. 2. A Subdivision Improvement Agreement (SIA) is required. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 3 of 7 3804 ADAMS RD PRELIMINARY PLAT OF SUB September 2, 2026 F'- �-- 5. 3. Covenants far the Subdivision are required. Covenants must be recorded in connection with the Subdivision, storm water, and property maintenance. The covenants and/or declarations must be in a form approved by the village attorney prior to recordation. These covenants andlor declarations may not be modified, removed, or released without consent of the corporate authorities of the Village. The Village, as well as owners of the Properties, must be authorized to enforce the covenants and/or declarations. 4. Final engineering approval is required prior to recording of the Final Plat. ROLL CALL: Ayes: 4 — Chairman Ziemer, Members Hasan, Nimry and Pontrelli. Neutral Motion Nayes: 4 - Members Bulin, Cappetta, DiBernardo and Simon Absent: 1 - Vice Chairman Wilezak C. 1400 KENSINGTON ROAD -- PLANNED DEVELOPMENT — MOTOR iaoo KENSINGTON RD - PUD - MOTOR CLUB CLUB Chairman Ziemer announced the commencement of the public hearing for the petition. Planner Raman provided an overview of the petition for Monarch Project Group to construct 60 motor club condominiums and clubhouse amenities at the site. Kelsea Neal Nolot, Elrod Friedman LLP, 350 N Clark St, Chicago briefly introduced the project team and explained that the request will enhance the underutilized area and vacant building. Joe Bakos, Monarch Project Group, explained that he and his family have lived in Oak Brook since 1979 and he felt one of Paul Butler's passion with polo transformed the village. He designed the Oak Brook Motor club with the polo heritage and private clubs in mind. He presented a PowerPoint with aerial images, the proposed architecture and landscaping. Mr. Bakos said no public events or racing would take place. Katie Lambert, partner at OKW Architects, continued with the PowerPoint reviewing the site plan and noted one gated entrance/exit on Kensington Court. She described the landscaped courtyard as you enter, the clubhouse and the size variety of the motor club condos. Each condo would provide car storage on the ground floor with mezzanine lounges overlooking the cars. She noted that the architectural vision was designed to resemble Ralph Lauren polo and a country club style development and reviewed the materials. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 4 of 7 September 2, 2026 r-(!-- Michael Worthman, Principal at Kenig, Lindgren, O'Hara, Aboona, Inc. traffic engineer for the project, noted the use would generate a fraction of the traffic compared to the existing building and any alternative redevelopment and reiterated entrance/exit would no longer be on Kensington Road. Ms. Neal Nolot described the membership profiles as primarily 55+, retired executives that have car collections. The average unit price would be $650K+. She reviewed the estimated income benefits to the Village. She mentioned meeting directly with the neighboring property owners and receiving strong support. Ms. Neal Nolot reviewed each of the concerns that were raised at a past Board of Trustees meeting and noted the independent professional studies in the case files materials that had addressed them. Kevin Clark, Principal Planner, Lakota Group detailed the conceptual land plan of future redevelopment of the surrounding office parcels. Senior housing, age -restricted housing and condominiums were mentioned as part of the plan. Several people spoke in favor of and in opposition to the project. The list can be found under Agenda Item 7, Public Comments. Members questioned liquor licenses, additional guest parking and the traffic study. Director Von Drasek indicated that liquor license was required unless a special event was held. Mr. Worthman addressed the traffic study, mentioning 10-15 trips per day and 20-30 trips on weekends. Member DiBernardo asked if there would be public outdoor events and inquired about any police feedback. He also inquired about any comments or concerns from the park district. Mr. Bakos said there would be no public events. He mentioned several discussions with the park district staff and noted they encouraged seeing redevelopment and the removal of the existing curb cut on Kensington Road to funnel traffic to Kensington Court. The park district staff requested to maintain as many mature trees as possible. Director Von Drasek noted the police department confirmed they did not have any objections. Motioned by Member Hasan, seconded by Member Bulin to recommend approval of the planned development, subject to the following conditions: VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 5 of 7 September 2, 2026 IL The new motor club condo project shall comply with the accompanying site plan, landscape plan and building elevations; 2. Final engineering approval shall be required prior to the issuance of the building permit for the Development; 3. Final landscape plan approval shall be required prior to the issuance of the building permit for the Development; 4. A trash enclosure for the development shall be added to the site plans and maintain a consistent architectural aesthetic; 5. The condos shall not be used as dwelling units. There shall be no beds and or cooking stoves in the units. 6. All sign proposals shall comply with applicable sign code regulations of the Oak Brook zoning ordinance unless otherwise modified or varied. Temporary window signs are prohibited. 7. Covenants (including condominium declarations) must be recorded in connection with the Planned Development for FAR, storm water, 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 owners of condominiums on the Property, must be authorized to enforce the covenants and/or condominium declarations. 8. A condo plat shall be recorded following construction. 9. 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. ROLL CALL: Ayes: 8 — Chairman Ziemer, Members Bulin, Cappetta, DiBernardo, Hasan, Nimry, Pontrelli and Simon. Motion carried. VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes Page 6 of 7 September 2, 2026 r- e --- Nayes: 0 - Absent: 1 - Vice Chairman Wilczak OTHER BUSINESS OTHER BUSINESS 6. Director Von Drasek discussed future applications. 7. PUBLIC COMMENT PUBLIC COMMENT COMMENTS ON 3804 ADAMS ROAD Mary O Neil Sharon Lindgren Bob Lindgren Eric Missil Ahmed Mansoor Jeff Diermeier Elaine Zannis COMMENTS ON 1400 KENSINGTON ROAD Ron Gondek Tom Cygan Jean Paul Eupierre Rey Martinez Kyle Brill Carmen Giorno Dwight Evans Don Adler Maveen Neerukonda Beejal Amin Bill Keeley Hesam Meshkat 8, ADJOURNMENT: ADJOURNMENT Motion by Member Hasan, seconded by Chairman Ziemer to adjourn the meeting at 9:24PM. VOICE VOTE: Motion carried. ATTEST: 1s/ Rama Raman Rama Raman Village Planner VILLAGE OF OAK BROOK Regular Planning & Zoning Commission Minutes page 7 of 7 September 2, 2026 9XI