Planning and Zoning Commission - Regular Meeting

Nimri. Here. Pontrelli.

Here.

Simon.

Here.

Vilsack. Ziemer.

Here. Okay. We have a quorum. So the first matter on the agenda is the approval of the minutes of the August 5th, 2026 regular meeting. Are there any changes or corrections to the minutes? And if there's none, can I have a motion to waive the reading of the minutes and approve the minutes as written?

So moved.

Second. OK. All in favor? Aye. Motion passes. Minutes are approved as written. There's three items on the agenda this evening. Two are for the same property, 3804 Adams Road, a lot size variation, and then also a preliminary plan of subdivision. And then there's 1400 Kensington Road, which is a planned development for a motor club. So ask that anyone that may be providing testimony for either planned development, either the 3804 Adams Road or 1400 Kensington. Please stand so you may be sworn in together including any residents. So anyone that intends to speak please stand as well. So please raise your right hand and do you swear or affirm that the testimony you're about to give at this hearing will be the truth?

Okay.

3804 Adams Road, the lot size variation. It makes sense that both the lot size variation and also the variance be addressed at the same time, but we'll vote on it as separate actions. So please proceed. Rama actually, will you give an overview?

Sure. Lotus Development has submitted a petition requesting approval of a preliminary plat of subdivision, and the applicant is also seeking a variation for lot width as four lots do not meet the requirement. And we have Angelo Fiola giving presentation on the project.

does he need to say his name and address and any of the speakers please state your name and your address for the record thank you angelo fiola 1220 north white fence lane addison illinois thank you please proceed

We are having a tiny glitch with the laptop here and we are trying to figure that out.

Okay.

We could take this opportunity to note that the second applicant has the presentation boards, so their glitch won't be as technical.

Three people are going to speak on this, 5A and 5B, just so you can find the list.

OK, thank you.

As Rebecca was saying, while we're sorting out the technical problems, the renderings for 1400 Kensington are at the back of the room if anyone has any interest in checking those out while we're waiting.

I think you can see here the big ones.

There we go.

All right, there we go. All right, I want to start by thanking the Commission for hearing both of our applications this evening. We appreciate the opportunity to present to all of you, and we're excited to share our concept plan for Tranquility Estates.

Okay.

I'll continue. Just to give a brief introduction, my name is Angelo Fiola, program manager with Lotus Design and Development. We also have Rob Abanate, the president of Lotus. He is also an Oak Brook resident in the subdivision of Breckenridge Farm. He serves on the architectural review committee, so he's familiar with how these subdivisions He's familiar with the expectations of a private subdivision and how the HOA should be structured and how the subdivision should operate. We also have Giancarlo Abinante with Lotus Design and Development. He's our operations manager. We have Brian Mulhern, legal counsel, as well as Nick Varchetto with ERA for engineering questions. Sorry to interrupt. Do you mind if I restart the introductions? Sorry about that. My name is Angelo Fiola with Lotus Design and Development. I'm the program manager. I handle all our new construction and development projects. We have Rob Abanate, president of Lotus Design and Development. He's also an Oakbrook resident in the Breckenridge Farm subdivision. He serves on the architectural review committee for the subdivision, so he knows and understands the expectations for a subdivision like Tranquility Estates, as well as how a subdivision should structure and operate their HOA. We have Giancarlo Abinanti, our operations manager. Brian Mulhern is our legal counsel. And we have Nick Varchetto with ERA to handle any engineering questions this evening. So the project location, the known address is 3804 Adams Road. This property is east of Route 83, north of Ogden Avenue, west of Adams Road, and north of Birchwood Road. So a little overview of the subdivision. It's a proposed eight lot estate style private subdivision on two acre lots with an emphasis on ecological improvement and restoration. Our goal with the subdivision is to blend it with the nearby R1 district neighborhoods as well as preserve the natural setting through purposeful design and responsible development. So a little backstory of the property. In 1971, IBLP purchased parcel one, the south parcel. In the early 1980s, they then purchased parcel two, which at the time included the 12 acres to the north that are now part of the Deer Path Woods. In 2003, the DuPage County Forest Preserve took two acres via condemnation right along the Bronzewood Tributary, It doesn't work.

Thank you.

So approximately two acres along the Bronzewood tributary 2007 approximately 12 acres was sold off from parcel 2 for the development of deer path woods at that time there was a declaration of covenants recorded on the deer path woods subdivision as well as the balance of parcel 2 which we'll get into in one of the next slides and here we are in 2026 lotus currently has the two parcels under contract from the institute and has submitted an application for a subdivision as well as a variance with the village of oak brook So the Declaration of Covenants I mentioned that's in place for the north parcel was recorded in 2007 after Deer Path Woods was approved. The restrictions that were put in place on the north parcel balance were that no road or sidewalk shall go from the balance parcel to Breckenridge Farm Road. They also put a restriction in place so that the preliminary or final plat of that property shall be for single family residences of not less than two acres. And that any subdivision on the subjugated land, any of the lots shall not be re-subdivided into any smaller lots. The Declaration of Covenants did name benefited parcels, the five lots, lots one through five in the Breckenridge Farm Unit One subdivision. Those are shown in red on the map. Although not needed for this project, it did give the parcel owners the ability to amend, modify, terminate, or cancel any of the covenant restrictions with written unanimous consent. So as we were preparing our subdivision application and developing the site plan with ERA, we began assembling our team of conservationists and arborists. We performed a site walk back in April and quickly into that site walk, The conservation team was able to identify that a majority of the site has been overtaken by common and Eurasian buckthorn. Although the existing property may have some thick vegetation that may look like an ecological asset, The conservationists did lay out some of the negative impacts of that buckthorn, which would include the loss of native biodiversity, reduced wildlife habitat, altered soil ecology, suppression of the forest regeneration, and even continued spread of the buckthorn. So there is a grassy open portion of the site on the southeast corner of the property. Majority, like I mentioned, is densely wooded and dominated by this invasive vegetation. In the ecology letter, they did state that the site currently possesses little functional ecological value, and they did say that ecological impairment rather than ecological asset when describing the property. Here are a few images of the property where you notice the buckthorn. So getting into the surrounding land use and zoning, the existing zoning on the property is R1, and we plan to keep it that way. To the north, you do have the Deer Path Woods and Breckenridge Farm subdivisions, which are currently R1. To the south, you have the Birchwood Road residences, which is R2. To the east, you have the Bronzewood Cemetery, which is institutional, as well as a parcel that's zoned R1. And to the west you have the DuPage County Forest Preserve and Bronzewood Tributary, which is approximately a little over 30 acres. so when comparing our proposal to the village comprehensive plan this map as well as the comprehensive plan was adopted back in june of 1990 and had identified this area as a low density residential r1 so our current plan is in line with the original and current planning objectives of the village So now getting into our actual proposed subdivision plan. You have eight two-acre parcels with access off of Adams Road. The subdivision is planned to be gated. You'll be greeted by a subdivision sign with a landscaping bed right off of Adams. There'll be a cul-de-sac to the west. Utilities, we intend on picking up the water near the front of 125 Breckenridge Farm, running it down the northeast parcel and then tying in along Adams. The intent is to do that with the sanitary sewer as well. You'll notice on this subdivision plan the stormwater is designed. There's a dry detention pond on lots seven and eight that is shared as well as lot four. Although we don't have a landscape plan developed yet, the intent is once the land is cleared, trees are surveyed, we'll begin putting the landscaping plan together, but just to visualize it, the vision is driving in off of Adams, driving down the Tranquility Lane roadway, and having flowering canopy trees flanking the road. The goal is to keep any border trees on the north or south property lines, but if there aren't enough already there, the goal is to add privacy hedges, arborvitaes, something for screening. The intent is to try and keep as many of the trees as possible as that is a characteristic of the site that we hope to maintain and create the identity of the site. The goal is as you're driving down Tranquility Lane, you look to the west. Once the property's cleared, you see the Bronzewood Tributary. That's kind of where we got the name Tranquility Estates from the tranquil waters of the Bronzewood Tributary. And then we are working with the police and fire departments. They've made some comments about the entrance gates. We intend on working with them on the Opticom system for first responders emergency access. And then we also plan on joining the license plate registration LPR program with the police department. So here are some images similar to Breckenridge Farm. We plan on installing a similar entrance and exit gate. And then here is a rendering of what we like the entrance sign of the subdivision to look like. so since our first meeting with village staff they put an emphasis on tree preservation on the site you know although at this point in time we aren't aware of the situation of the trees the plan is for phase one that once we get subdivision approvals acquire the property both the conservationists and arborists had highly recommended brush mowing and clearing all the buckthorn that's currently on the property they both agreed that it's not practical or feasible at this point in time to get a survey team out there in an arborist to try and tag any of the trees with just how thick the buckthorn is so at that point we'd go into phase two where we could actually do a tree inventory understand the existing condition of what's out there then we would be able to roll into phase three which is evaluating those trees and making preservation uh determinations Phase four would be a site design refinement where, based on the analysis of the trees, whether they're worth keeping or removal, we'll try and incorporate those trees into the roadway design, the utility design, the stormwater detention ponds, and make a decision at that point. What's the most practical Next step. Phase five would be any tree protection planning for construction. Phase six would be construction monitoring. Phase seven is restoration and replacement. And then the final phase of our submitted tree conservation and preservation plan would be long-term stewardship and future ownership responsibilities. So as the chairman had pointed out, there is a variation application with this subdivision application that has to do with the lot widths. On the four north parcels, we are requesting a 209 foot wide parcel with a requirement of 220, so an approximate 11 foot relief. We believe that the proposed lots look and function as planned by the lot with dimensional standard and that these lots provide the spaciousness, separation, privacy, and a state character that the standard is intended to protect. The site as seen on the subdivision plan is irregular in shape as I described with the property's history with 12 acres of it being sold off, two acres being taken via condemnation. You have the resident at 125 Breckenridge that we're trying to work around his property. The parcels are in odd shape where we believe that based on this version of the site plan, the lot width variance does not take away from how these parcels were will look or function, meaning the 11 foot variance won't be perceptible from the naked eye and it won't take away from the intent that the 220 foot wide standard was put in place to protect. We are not seeking variance on any of the actual lot sizes or areas, nor any of the setbacks. So we believe with that that those should all all those points should be taken into consideration when determining a stance on the variation as part of our application we did fill out the variation standards the q a's so if any of the commissioners have any questions on those we're able to discuss those tonight but in conclusion we believe that the tranquility states represents a thoughtfully planned residential community that we look to transform the underutilized and neglected property into an upscale estate-like neighborhood. And we believe that this proposal respects the site's history and recorded restrictions, enhances the environmental quality, and plans to establish a framework for lasting stewardship through private ownership and HOA management.

Thank you. Thanks for the presentation. I understand there's three members of the audience that wanted to speak in regards to this proposal.

The first is Mary O'Neill.

So just as a reminder to everyone, when you come down to the podium, please state your name and address and then try and keep your comments to three minutes. Thank you.

Can I? Oh, OK. Good evening, Chairman and members of the Planning and Zoning Commission. My name is Mary O'Neill. I live at 1224 Birchwood, and I live immediately south of the property we are discussing today. I have lived on this lot my entire life. My family has owned our property for approximately seven decades. In fact, my parents' first home was located on the very land being discussed tonight when this property was part of the Oding Farm in the 1950s. So my connections to this land and to Fullersburg Woods goes back generations. I have watched this area grow and change over many decades. And I care deeply about preserving the character that has made Fullersburg such a special and desirable part of Oak Brook. Last year, I actually purchased my family's property. In doing so, I relied on the zoning protections that were in place. And I think that is important. People make enormous financial decisions when they purchase homes and property in Oak Brook. Zoning gives those property owners some reasonable assurance about the type and density of development that can occur around them. If those rules are going to be changed through variances, there must be a compelling reason to do so. I want to be clear that I am not opposed to the development of the property. My understanding is that seven residential lots can be created in compliance with the existing R1 zoning requirements. The applicant is asking the village for a variation for the lot width requirements in order to create eight lots. So the issue is not whether the property can be reasonably used. The issue is whether the applicant has established why it should be entitled to an exception from the zoning rules in order to develop eight lots instead of seven. I have reviewed the applicant's responses to the village's own variation standards, and I respectfully submit that they have not. One of the village's fundamental standards asks whether the property can yield a reasonable return if it is used only under the conditions permitted by the existing zoning regulations. The Commission should ask some very basic questions. Where is the evidence that seven conforming estate lots cannot yield a reasonable return? Where's the appraisal? Where's the financial analysis? Where's the market study showing that seven two-acre estate lots in the area would reasonably sell for compared with the cost of developing the property? But simply stating that seven lots make the project less financially attractive than eight lots does not demonstrate that the property cannot yield a reasonable return. The applicant also cites the substantial cost of developing the property. But if a prospective buyer agreed to a purchase price that only makes financial sense if eight lots can be developed, perhaps the appropriate solution is to go back and renegotiate the purchase price to reflect what the property can actually support under the existing zoning. The buyer's agreed upon price to purchase should not create the hardship necessary to justify changing the zoning rules. Put another way, the zoning should determine the development economics and appropriate purchase price. Developers' economics should not determine the zoning. The application also argues that an eighth lot would be helpful because it will make future homeowners association more financially sustainable by spreading the costs of private roadway, landscaping, and other common expenses among eight owners instead of seven. Respectfully, I believe this argument is a red herring. With eight owners, each owner would be responsible for 12.5% of the fixed common expenses. With seven owners, each would be responsible for approximately 14.3%. That is a difference of less than two percentage points of the total HOA costs. For people purchasing two-acre state lots and building homes in Oak Brook, I find it difficult to believe that this difference creates the type of financial hardship that should justify a zoning variation. In fact, I suspect some prospective buyers might gladly pay that additional share in exchange for living in a less dense subdivision with seven homes rather than eight, because that is what draws them to Oak Brook. and density matters here. Oberg himself has stated that one of the purposes of R1 and R2 zoning regulations is to preserve and further promote low density, single family, detached dwelling neighborhoods consistent with the predominant character of the village.

I'm sorry, we tried to ask to keep the three minutes and exceeding that quite a bit. And there's a lot of folks here tonight, so we want to kind of make sure everybody gets a chance.

You get the gist of my argument.

Appreciate that. Thank you. Next.

We have Sharon Lindgren and Bob Lindgren.

As soon as we go through public testimony on either case, if someone's kind of stated your point, you can just reference that rather than trying to be repetitive. Thank you.

Thanks. Good evening. My name is Sharon Lindgren. I live on at 1020 Birchwood Road in Oak Brook. We live adjacent to the proposed development. I'm opposed to granting the petitioner the variance. The Village of Oak Brook recently updated their zoning codes, which should be upheld unless there is a hardship warranting the variance. I do not see and kind of challenge anyone to see that there is a hardship. Okay, eight lots not meeting the two acre code, create an additional house and other impermeable materials creating more hardscape, which destroys the nature of an area named Fullersburg woods. The loss of more flora and fauna, especially trees and grasses, which help air quality by absorbing carbon dioxide and giving off oxygen is a travesty. For many years, residents in this area, especially women, have died of cancer due to air pollutions. We need to promote pure air quality, not add to its destruction with another unwarranted house in more concrete. Open space with trees is more important. Thank you.

Thank you. Next.

I'm Bob Lindgren. the less widely loved half of Bob and Sharon. Mary and Sharon did a great job reviewing some of the bases for my objections. I, too, object to the variances. Some of you know, I know that you spent a tremendous amount of time as a group over the course of the last three or four or so years completely reviewing from A to Z the Oak Brook Zoning Code. and reaffirmed at least in that process the provisions that are being requested, variations are being requested from. And I'd just like to make the additional point that these are separate conditions and they are all expected to be conformed to. The lot size requirement and the various width and setback requirements. So it doesn't really work in my mind to say that, well, it's not a big exception and they satisfy the area requirements. I agree with the presenter's comments about the degradation of this area. We're relative newcomers on the street compared to Mary. But in 1982, my wife Sharon found our property for sale at 1020 Birchwood from Don O'Neill. At that time, she came home and said, Bob, we've got to go see this property. And I knew I was on the hook for it from that point on. And we've since then, so we've moved into our house in 1987. We've been there nearly 40 years now. And we own a majority interest in the lot between ours and Mary O'Neill's, and we recently purchased the lot at the end of the street, 3904 Adams as well. So we obviously love the area, and we're doing everything we can to preserve the character of the area. Clearly this parcel has degraded ecologically over the years and I'd like to trace a little bit of the history of that because it's directly related to development, perhaps not exclusively but largely. We began to notice the degradation in the area when Templeton Reserve and whatever Quinn or Quinlan, whatever his name was, had intended to call it. When that area was clear-cut for development, we noticed an immediate increase in standing water and decreased water removal capacity. That was accentuated with the development of Deer Path. And now, if you go into our backyard, which is on the south border of this property, it's basically, at this time of year, it's a mosquito-infested swamp. So it... The removal of the buckthorn may in fact be necessary, but I do believe that the buckthorn, and we remove the buckthorn from our own property, so I understand that. We think that the buckthorn does provide some value in terms of water uptake. So the So I guess that's our major issues is that the property, as it is redeveloped, needs to be carefully redeveloped. And even a difference between seven and eight lots is a significant difference in terms of the burden on the property in terms of stormwater management. Thank you.

Thank you. Are there any others?

There's someone who wanted to speak but did not have a chance to sign up. Please come up.

Hi, I'm Eric Missle at 3 Chevelle Drive. We're three blocks south of the property right off of Adams. Guys, we have rules for a reason. In the argument that we're going to help with buckthorns, that's not the crux. It's about greed. It's 209 feet versus 220 feet. Do your job. Enforce the code. You guys just updated the building code, and we expect you to adhere to your duties. Thank you.

Thank you. All right. Rebecca Arama, were there any phone calls or? I'm sorry. Is there one more speaker?

Yeah. So first of all, thank you very much.

Can I interrupt before you start? Were you sworn in earlier?

I have not. Do you want me to do it right now?

Oh, I can just just raise your right hand. OK. Do you swear or affirm that the testimony you're about to give at this hearing will be the truth? Yeah, of course. Okay. And just state your name and address.

So my name is Mansoor Ahmed. I am living at 125 Breckenridge Farm in Oak Brook, Illinois. The property that everybody has talked about already. The property where they are going to be getting water from as well, too. I mean, they just said in their presentation the water is going to be... Can you kindly put slide number three for me? Maybe four. It's not coming here. The one that shows the map of the homes.

Kyle, can you help, please? It's not a touch screen. I'm getting the IT person to help me.

I'll support you.

one more few more okay this is it this is the one this one

yeah so this is the one this is my house so I want to show everybody my house screen Something has happened. Yes. Okay.

So, I don't know where to go.

Tranquility states. Open. Yeah, keep them in this one. Keep on going. One more? OK. So thank you very much. I really appreciate it, the zoning board. My name is Mansur Ahmed. Sadia, can you come, please? This is my wife, Sadia Mansur. So you see this home right here? It's almost 3.8 acres parcel. And we live there. So the subdivision that's coming hurts us the most. because we are on both sides, lot number one and lot number eight or lot number five. There is nobody who is going to be affected more than myself and my wife, because they just said that they are going to be taking the water from this side. We've been living here. We, of course, not here for a long time, but we are here for the last four years. We have put up a lot of effort. We moved from Naperville, and we live here. So there is no other neighbor in the entire group of people who are here who are directly affected with this subdivision or the variance that they are requesting. This is our lake. I mean, we sometimes fish here as well, too. And this is Mary O'Neill's home. And I have a lot of respect for Mary O'Neill. I met with her, too, and Bob Ingram as well, too. I still believe that I don't, me and Sadia, we have discussed this, we have figured it out that if the eight lots would come or the seven lot would come, how it would affect us. If we, if they go with seven lots, they don't require a variance. If they go with eight lots, of course they require a variance. Yeah, so there's no hardship there. I mean, based on what my understanding is, that there is no hardship here. But I believe that as long as the new subdivision that's coming here, because there's a lot of buckthorn. So I have one and a half acres of wooded area. So do you see my home right there on the top? And then the rest of it, one and a half acres, is all wooded area. I don't go there as well, too. There are a lot of mosquitoes. But this is the lot that gives me a peace of mind that I have a lot of wood. And I never would like to cut that wood. You see, of course, I don't mind if Tranquility Estates would clean some of the buckthorn at their cost for me. But there's a lot of buckthorn in that area, too. This is the lake and this is their portion of the lake. I don't mind them having eight lots as long as they would put enough trees in the area. if they are cutting the trees to make sure that they would be able to sell their lots. You see, we have to find a win-win situation here. They can take all the trees out, and they can make seven lots. It's a private land. Anybody can buy it. I can buy it tomorrow, too. You see, and I can cut all the trees. But it would not be favoring anybody who is sitting here apart from we all fighting about it. So my recommendation is that I don't mind being the closest neighbor from Tranquility Estates that have got two lots coming on both sides of my lot, lot number one and lot number eight. I am totally fine as long as some of the trees are preserved and they're put enough trees. That's what my request would be. I mean, I have no relationship with any one of them apart from my association. So I know Rob too, I know Bob Ingram too, I know Mary O'Neil too. We wanted to find a win-win situation. This is what me and my wife believe, that fighting here, giving a hard time to the developers, and not getting anything out of it will not be able to help us. I'm fine with eight lots, but I just need certain protection. that the trees, we need privacy too. The reason why I moved in this home is to make sure it's private for me. I don't want somebody to be looking into my dining table from the next door. And Mary has the same vision too. And Bob Ingram, I've spoken to him multiple times, has the same idea as well too. So my request to the board or the zoning board is that I don't mind being the only person in the entire the number of people that are sitting here who is directly affected with two lots on both sides. I'm fine with eight lots as long as we are protected with trees. Thank you. Or they can plant more trees for us. So I'm fine with that. Thank you so much.

Thank you very much. So Rebecca and Rama, were there any calls related to this issue?

um no just bob hadn't called me and i spoke with him okay and of course the letter that we received from the dupage county forest preserve which you all received via email earlier today and a copy of which is in front of you all right i'll turn questions then over to the commissioners

just want one clarification are they also looking for a setback variance on the front on adams no no variances for any of the setbacks because the staff report said it's supposed to be 50 and it's 30 or something like that yeah nick could touch on that but uh there's no reason why we won't meet the 50 uh 50 foot side street setback for the uh southeast parcel which is lot number eight correct Yes, lot number eight.

Do we need the landscaping plans before we proceed? I mean, everybody's concerned about cutting trees down.

I mean, I think they've outlined their plan. If you want to put your plan back up of how you're going to go about the process for... Understanding landscaping. I know it's a technological thing, but I think you outlined it fairly well. What they're trying to do right now is take raw land and get the lots subdivisioned. It's a little early.

The DuPage Forest Preserve is asking to see the lands.

Yeah, which they will eventually for the development, but the process that they've outlined. That's what I outlined. The six phases or however many.

yeah yeah eight phases yeah this is our our tree conservation preservation plan that was part of our application so based on feedback we received from both our conservation team as well as the certified arborist both of them had agreed that it doesn't make sense to go out and tree survey any of the existing trees uh understand the condition that they're in that resident based on the amount of buckthorn that's existing on the site we won't get a detailed nor thorough accurate tree survey with the existing condition of the property

and what we're approving is a preliminary plot not the final plot so once all those things are done then it would be the final um that's a question to staff yes okay that's fine what is the base argument for the variance

Yeah, the base argument for the variance is that based on the existing condition and shape of the site, we believe that the 209 foot lot width that we're proposing is not altering the look or the function of these lots. We believe that the reason for the lot with dimensional standard, and you can correct me if I'm wrong, is to prevent a developer or somebody from going in and plotting these as narrow and deep lots where you could still get away with a two acre lot, but that being narrow, let's say 150 foot wide by 600 foot deep. These are still gonna serve the same purpose as the intent of the 220 foot lot width, and you won't even notice it by looking from the right of way or from the roadway that there is even a variance on these parcels. Do you want to add to that as well?

Yeah, I just want to jump in. Nick Farshetto with Engineering Resource Associates. I got a couple comments if it's okay if I can real quick jump in about some of the comments from the neighbors. First was the stormwater. If I didn't jump in, without defending my colleague's honor, Templeton and Deer Path Woods are fully designed to engineering standards and no additional stormwater is coming to any of those neighbors at all. so i think that comment should be struck in is is those were fully developed and um to the dupage county ordinance and the stormwater um was actually part of my uh COLLEAGUES TEAM, SO I HAD TO JUMP IN ON THAT ONE. IN TERMS OF THE ZONING VARIANCE, YOU KNOW, I THINK EVERY SINGLE PERSON JUMPED UP AND SAID FOLLOW YOUR RULES. ONE THING THAT WE NEED TO REALIZE, TOO, IS YOU DO HAVE ANOTHER RULE. IT'S CALLED A ZONING VARIANCE. IT'S ACTUALLY INCLUDED IN YOUR ZONING ORDINANCE, AND IT'S SOMETHING THAT THERE'S A REASON FOR. IRREGULARITY OF THE SITE IS WHAT THAT REASON IS FOR. SO THIS SITE IS OVER 16.4 ACRES, I BELIEVE. WE ARE DOING A 4,650 SQUARE FOOT RIGHT-OF-WAY DEDICATION TO HELP STRAIGHTEN OUT ADAMS BECAUSE RIGHT NOW THE ROAD ACTUALLY, THE PROPERTY GOES TO THE EAST SIDE OF ADAMS. So that is taking away about a third of an acre from the property. And then we are still meeting the two acre density that is requested not only in the covenants, but by your own zoning ordinance. So the density by right is realistically an eight acre lot. If it was the right rectangular shape, we would be meeting all 220. If you see the the property is 800 and I believe 36 feet at the top, but at the right of way line, or not the right of way, the center line of the roadway, it's actually 900 something. So the width of the lot is on an angle. So even though it's 209 at the back lots, like lot four is 236 at the front. So that lot almost averages greater than 220 if you average between the two. One of the things that we did on this was we decided instead of asking for one big variance on one lot, which would really kind of not make sense and maybe pinch somebody and kind of do what Angela was talking about where it would seem a little greedy, we spread that variance out. So the total variance on each lot is less than 5%. Now, each city's different and nobody is saying that, but DuPage County and about 16 other cities in DuPage County, they have administrative variances. So things that typically don't even go to a board, for things less than 10%. And we're asking for a variance of under 5% due to the irregularity of the site. So the question is, you know, follow your rules, but the rule is really the density of the lot holds for two acre sites. And we meet that even with our dedication and the sites themselves are still really well sized for the houses that we plan on putting in these houses.

Thank you. Any other questions from the commissioners?

I do, actually. I guess this would go for our engineering team. So drainage always comes up, right? We just heard comments about all of that. Thoughts about this? Isn't the site currently draining in three directions? And then where the proposal is shifting everything to Adams, is that, is my understanding correct?

Yeah, correct. Right now there's a small portion of the site that drains to the west towards the pond. There's another section that flows to the south and it kind of releases into the vacant lot at Birchwood and Adams. That will actually be eliminated with that, so we're going to actually be improving the drainage onto the birchwood lots. The two detention basins are going to be working in tandem and then release through a control structure, meaning we're going to restrict the flow into the existing 24-inch diameter storm sewer underneath Adams Road.

Where is it going to go? into the cemetery in my backyard, right? So you're gonna build eight houses and cover eight lots, lose all that drainage and flood me.

Well, there will be a control structure. So we're going to restrict how fast the water is able to discharge from the site. So instead of having it all discharge onto that vacant, that currently vacant lot on the east side of Adams, you know, within a few hours, it'll take probably more like one or two days to release the water.

So this will be detention, not retention?

I usually look at them as pretty much the same thing, but yes, that is the entire concept of detention, to slow down the release of water so that we are not adversely impacting downstream properties.

So we don't have the wetland delineation and the Type IX floodplain submittal, they're still outstanding, correct? The wetland delineation and the Title IX floodplain submittal, they're still outstanding? Correct. Yes. We're going through the process of finalizing everything?

Correct. Those are all things that would have to be completely worked out before we record the final plan of subdivision.

Got it. So based on that, what is your confidence interval that your lot sizes will not change further?

Yes, the wetland and the floodplain are only along the pond on the west. So the only lot five would be subject to that. The way that the ponds are designed right now, the lowest level of the pond, or sorry, the highest level of the south pond is at an elevation of 715. So basically everything on lot five needs to be at or above about two feet of that. in order for the water to get there. The floodplain elevation in that area at the base of the lake is at 709 at the highest crest. So the house alone has to be about 18 feet above. The high water level of our pond is gonna be six feet above. So we're not expecting the FEMA floodplain to affect that at all. In terms of the wetland, the wetland most likely where we're trying to figure out at this time is if it is a wetland A or if it's waters of DuPage, the only difference is going to be the buffers. If it's a wetland, it will be a 50-foot buffer, which still allows significant portion of Lot 5 to be developed to its fullest extent. And if it's waters of DuPage is what we're thinking, it's only a 15-foot buffer, so even less. I did want to point out another thing about the detention basins that I forgot to mention for the neighbors. One of the reasons we're not actually discharging to the south, one thing right now, there's about 10.2 acres of water that just flows from the south right now as it exists. the homeowner of that that property they probably don't really notice because all that water runs through during the rainstorm and then dries up because it's more of a flash flood in detention systems the idea is you hold the water for 48 to 96 hours which then that water can be more of like a nuisance flow and so now the second day in they could be seeing more wetness to their land. So what we wanted to do was not have that happen to the neighbor to the south. So we kicked all the water to the culvert on Adams. That culvert from Adams crosses the street and then goes into a channel directly to the creek across the street. The only difference where the tributary is going, instead of crossing at our street at Adams right here, there's a culvert at Birchwood that crosses. and then connects to the stream across the street. So the tributary area is basically in the exact same spot. It's just we're now having a cross up at Adams and not a little bit further south.

Thank you.

Other questions? I actually have one for you, Angela. The last homeowner, the one directly to the east of your proposed development, or to the west rather. Talked about trying to maintain like a tree break in privacy.

Sure.

Along that. Is that something that you could address?

Yeah. That request seems fairly reasonable. So it's a valid expectation that the future landscape plan would have some sort of privacy hedging. Again, arborvitaes or something along those lines down the entire parcel line.

Okay.

Thank you. Are we entertaining more comments from the audience? Sure. Had you taken the oath earlier? Okay. Hang on. All right. Do you swear or affirm that the testimony you're about to give at this hearing will be the truth?

I do.

Please try and keep it under three minutes.

I'll be shorter. Jeff Deeremeyer, live at 5 Deer Path Lane. I just got a text, that's why I was so late, from my two neighbors, the Romanis and the Headsmans. So they own the property that is right on the other side of the north end of the property. They're most concerned about the tree, the comment that was just made about creating some kind of arbor by the edge or something like that. They are very interested and very much would like to make sure that the trees are kept as many as possible, but also that they do have some kind of tree barrier so that they're not looking into these homes. They prefer seven homes over eight, but the trees are most important to those two owners.

OK, thank you. I said it's just FYI.

I also own the vacant land across the way that their water is going to be flowing into.

So the letter we had from the Forest Reserve was that there were a lot of invasive buckthorn and others in there, which is one of the first things they're going to try and clear out and then make assessments after that. So thank you. With that, oh, sorry. Hi.

Hi. The neighbors on Birchwood and the neighbors on Chevelle all made very valid points. Oakbrook, has this special R1 district that's not huge in our village, but it is preserved. And it's got more than one requirement. I think it's got five or six requirements. The two that are important in this discussion are two acres and not less than 220 feet for a reason. The presenter said, Angelo, sorry, I forgot your name. Angelo said, you know, other towns let you do these variances if they're small, 10%. We're not those other towns, and we're not those other towns for a reason because we want these big estate lots. Templeton went through many iterations, many developers, and the way it landed was huge lots. I don't think there's a lot there less than two and a half acres when they could have done this and done strange things, and they didn't. They did it big because this is what they wanted. So to now compromise our not huge area of R1 to make this accommodation, DOESN'T SEEM RIGHT. AND YOU'RE RIGHT. WE DID JUST GO THROUGH OUR WHOLE ZONING CODE, AND THIS IS WHAT WE KEPT, AND THIS IS WHAT WE WANTED FOR OUR R1 ZONING. THIS DOESN'T FIT. THEY WANT EIGHT LOTS, FOUR OF WHICH NEED A VARIANCE. 50% OF THEIR DEVELOPMENT NEEDS A VARIANCE. THAT'S A HUGE NUMBER. SOMEONE SAID IT'S AN ODD-SHAPED LOT. WELL, WHEN I LOOK AT PARCEL TWO, PARCEL TWO'S PRETTY MUCH A RECTANGLE. SO TO DIVIDE THAT INTO FOUR THAT DON'T QUITE FIT, Doesn't make sense. If the issue was with their lot five, which has kind of got a wonky side edge, I could see the discussion that, gee, it's kind of weird. We can't quite get 220 at one point. That makes sense. Parcel two is a rectangle. This doesn't fit, in my opinion. They don't meet the standards. When you go through the standards, you have to meet the standards in order to do this. Standard one was, property in question can't yield a reasonable return. I think it was Mary O'Neill that said, it can. And nobody's given us any facts that it can't, except somebody saying, well, it can't. We want eight instead of seven. Seven is what fits by right. So I don't think they meet number one. Number two, the plight is due to unique circumstances. Again, I don't see unique circumstances. It's a rectangle, they just want four lots in a space that only three fit. When people come to us for a variance, it's usually a single lot, not a developer trying to do a huge thing. They come to us, their house was, you know, has been here for 50 years, their lot's kind of strange, they need to add a garage, they're too close to a sideline because someone else built the house. That's what I think our variances are for. Our variances aren't to LET A DEVELOPER FIT MORE LOTS INTO A SPACE THAT DON'T FIT. SO I DON'T THINK THEY MEET THAT STANDARD. THE R1 DISTRICT, AGAIN, THE R1 DISTRICT IS VERY SPECIFIC. YOU GOT TO HAVE BOTH TWO ACRES AND 220, WHICH THEY DON'T, SO THAT THEY DON'T FIT. IF THE VARIANCE IS GRANTED, IT WILL NOT ALTER THE CHARACTER. AGAIN, I DISAGREE. IT'S GOING TO MAKE OUR ESTATE LOTS SMALLER. To say you're not going to notice, I also disagree. If you drive down their street, the houses on your left as you're driving into their street are huge. If you look to the right, they're fitting four lots where they have three on the other side. It is going to be abundantly obvious that those are smaller lots. The condition upon which the petition for variation is based would not be applicable to generally other property within the same zoning classification. I disagree. Everything in the R1 district would have this argument that our lots are kind of strange. If you look at Breckenridge, if you look at Templeton, there's not a square lot in there. Everything is a strange shape. So this will affect everything in R1. The purpose of the variation is not based exclusively upon a desire to make more money. I also agree that that is not, or I also say that that is not true. Specifically in their answer one to the standards, they said, denial of the required relief would material impair the property's ability to achieve a reasonable return given current market conditions. That's money. So they want eight lots so they can get more than if they had seven lots. So I don't think they meet that variation. alleged difficulty or hardship has not been created by any person having an interest in the property they're developing this this has no issue the fact is they want to put eight or seven fits the hardship is clearly theirs they could design this different it's again it's not like they're a homeowner in a house on a lot and they need to add a garage and it doesn't fit we've had tons of those variances this just doesn't make sense so i I agree with the neighbors. I agree that we should stick to our tight zoning because that is what we want for our one district.

All right. Thanks, Natalie. Any other comments? Oh, have you been sworn in?

Okay.

Raise your right hand. Do you swear or affirm the testimony you're about to give at this hearing will be the truth?

Yes.

State your name and address.

Elaine Zetas, Oak Brook, Illinois.

Do I start? Is Oak Brook okay?

The rules say that I don't need to state my address. You have to state where you live.

We need your address because you're providing testimony right now. If you don't provide your address, then there's no way to contact you.

Okay, I will do it for you now.

Okay.

But I will send you the documentation that says I don't need to state my address.

Okay. But okay, we won't argue with it now.

Okay, my name is Elaine Zanis. I live at 150 Briarwood. The whole world knows that. I used to be a village trustee. Rebecca is my friend and so is Rama. And I've been here a long time and I'm always advocating for the people and I'm here today to advocate for the people. So the people I'm advocating for are the ones that live on Birchwood. I'm advocating for them because I think we do have to set our rules and stick to them and not make changes for the sake of money. I've been to Rebecca's office and I've said I have a client here with me and we by ordinance can only put up four homes here or three homes and we want to put up four. I didn't get my four. Is that person harmed? I think so. Does the village think so? No. But you're willing to do it for these people, but not for my people. And I don't think that's right. That's number one. Number two is, if they perceive they're being harmed, why did they move forward with this project? And when do you become harmed? How much money are you losing?

How much money are you losing?

If you don't get this variance, how much money are you losing? They should know that number off the top of their head. We want an extra 10 feet because we wanna put in an extra bathroom. A bathroom costs $65,000 and times eight, it's gonna cost us an extra $480,000 for 10 feet by each house.

You should know that.

And you don't. So why should Mary have to give up her 10 feet or her 20 feet for somebody who doesn't live here, who is not from Oak Brook? who has no reason to advocate for Oak Brook. They have a reason to advocate for themselves. I've made my point, thanks.

Thank you. All right, if we've entertained all the comments from both the commissioners and the residents, can we have a motion to either approve, deny, or continue this case? I'll go ahead and approve. WE HAVE A MOTION TO APPROVE FROM BAKER.

DO YOU WANT ME TO READ THE MOTION TO APPROVE SUBJECT TO THE FOLLOWING CONDITIONS.

OKAY.

COVENANTS FOR THE SORRY, ONE SECOND. LET ME MAKE SURE IT'S THE RIGHT ONE. YES. subject to the following conditions. Covenants for the subdivision are required. Covenants must be recorded in connection with the subdivision's stormwater 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 the village. The village, as well as owners of the properties, must be authorized to enforce the covenants and or declarations. Final engineering approval is required prior to recording of the final plot. Landscape plan is required for the proposed subdivision and 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.

Let me ask one more item on that because we talked about trying to provide adjacent property screening. Are you okay if we edit that as well?

Yeah.

Okay.

Addition of the required or recommended property screening for the neighbors.

Yeah. With that, do we have a second then for Baker? Okay. Second. Okay. Robert, would you like to call the roll?

DeBernardo?

No.

Simon?

No.

Nimri?

Yes.

Pontrelli?

Yes.

Bulin?

No.

Hassan?

Yes.

Capetta?

No.

Ziemer?

Before I respond, I'm just going to give just a real quick, I do think that the essence of the code is being complied with and it is given the unique structure of the lot as it is trying to make it as mitigate mitigate the issue as much as possible and so with that i vote yes so this is not something that i think you can do a neutral recommendation for and we'll have to re-vote you don't have a 4-4 vote correct

Before we vote again, I want to make a comment. I will buy the 209 foot frontage lot before I buy the 235 because the 209 has got 420 feet deep. The 235 is only 300. I got a huge lot when I go on the other side. If you look at all the lots, they're all over two acres. So you're talking about the frontage. That's the only minor issue.

vote no it doesn't make sense additionally and it's not like they could purchase additional property to the west because that's what somebody else's lot at that point so can i comment on my vote basically i think the least desirable lot in this is is lot number four because of the retaining wall for the detention pond so if you take those four lots that are on the north side and make them three lots then we're seven lots total and we haven't had any reason why seven versus eight is not allowed. And lot four is not a desirable lot because of the retaining wall of the detention pond. So if you made that three lots on that side and kept the retention pond, the project doesn't really even need our attention. That's the only reason I voted no. Because lot four is not a desirable lot anyway.

Rebecca, wasn't there something in one of our rules that said if there was a tie but there was a missing member? I don't know. Something happened depending if you could vote one way or another, but that could have been from the zoning board and not this combined commission.

When we combined the commissions, we changed the rules of procedure, which were adopted by this commission on January 3rd of 2024. And you're correct, Natalie, there used to be a provision that indicated that a positive vote was required to have more than four, and without four, it couldn't move forward. That said, that may have been removed as part of the update, and therefore, the village attorney indicate if he feels that it can receive a neutral recommendation to go forward. It is just one that staff is less familiar with as to what that means for the village board to make the decision.

I'm of the opinion that it can move forward with a neutral recommendation.

It can?

It can. Okay. So.

Fine. Staff accepts the village attorney's guidance.

So I would think that this could move forward to the Village Board for review with a neutral recommendation.

Can they send it back to us?

And they can, yeah. They can send it back to you guys.

No matter what, though, you're going to make another vote because this was the vote on the variation, and we'll need also the recommendation related to the preliminary plat, please.

I think in their favor, they divided the variation amongst four lots versus one. Like you said, half of their, you know. So I kind of like that idea. Not one lot suffers. So lot four, like Jeff said, is least desirable. But it could have been worse if all the variation had been on one lot. So I like the fact that they subdivided it amongst four.

Yeah, and as Baker pointed out, there are deeper lots. So there are actually, in my mind, better lots in the sense that you've got a nice backyard.

What I'm struggling with is the language in Section 1314.6d. The zoning commission shall not recommend unless. And I don't think they've made the argument that meets that unless.

Well, we've taken the vote. We have a neutral recommendation.

And they're both tied together, the subdivision and the... Well, you're gonna have to make a second vote on the...

Yes, please. Separate vote on the preliminary plat. And again, the important point made about the preliminary plat is that this is preliminary and that it will come back again in the final platform.

So are we moving with the first, and I'm making a motion for the second, or are we re-voting? I'd rather not deal with this again.

The first vote, I would say the first vote is valid. It can move forward with a neutral recommendation, so I think you can move forward to the second item.

Okay, so I will make the motion to approve, oh Lord.

This is for the preliminary plat of subdivision.

Yes, for the preliminary plat of subdivision, as presented, subject to the following conditions. Section 14-3-2F, 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 approval 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. A subdivision improvement agreement is required. Covenants for the subdivision are required. Covenants must be recorded in connection with the subdivision stormwater 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 the village. The village, as well as owners of the properties, must be authorized to enforce the covenants and or declarations. FINAL ENGINEERING APPROVAL IS REQUIRED PRIOR TO RECORDING OF THE FINAL PLAT. WE NEED A SECOND.

NEW SPEAKER WE HAVE A SECOND FOR THE PLATTER SUBDIVISION. SECOND. NEW SPEAKER OKAY. RAMO, WOULD YOU CALL THE ROLL? NEW SPEAKER HASSAN?

NEW SPEAKER YES. NEW SPEAKER PONTRELLI? NEW SPEAKER YES. Simon?

No.

Bulin?

No.

Capetta?

No.

Nimri?

Yes.

DiBernardo?

No.

Ziemer?

Yes. So again, we have a neutral recommendation.

Which we're good with.

So Rebecca, do you want to, or Rama, explain next steps for the applicant?

This will go to the board on September 22nd? No.

No, that's it. It's concluded. We're not going to move it. But this is neutral, no? No, I'm sorry. Sorry.

It won't make the. It won't make the . Okay.

With the neutral recommendation, I'm going to suggest that if at all we're going to only be able to move it for recommendation to the board, it will not be as a one-step referral. It'll be on the September 22nd discussion by the Village Board and that's... And I'm sorry if I confused anyone.

This concludes the public hearing on this matter, so thank you. So now we're going to open the public hearing for 1400 Kensington Road, the planned development for the Motor Club. And then Rama, will you summarize the basics of the plan development?

Monarch Project Group LLC is proposing to construct 60 motor club condos, a clubhouse, and amenities on the site at 1400 Kensington Road. And we have Kelsey Neil Nolot representing the client and giving a presentation.

We're going to make sure we're not having any technical difficulties, so if everybody just wants to stand up real quick and stretch your legs, feel free.

The real question now is does the neutral recommendation affect

or approving if they decide to approve it.

All right, why don't we just start at 7.55, and we'll take a quick break here.

Okay, it's time. Everybody return to your seats. All right.

Can everyone find their way back to their seats that are not part of the first for 1400 Kensington? And we'll get started. Okay. So Rama, if you can kick this off and give us the overview of the presentation.

Monarch Project Group LLC is proposing to construct 60 motor club condos, clubhouse and amenities at 1400 Kensington Road. And we have Kelsey Neil Nolot representing the applicant.

all right thank you guys and again state your name and address and then you may proceed my name is kelsey neil nolat i'm with elrod friedman 350 north clark chicago good evening commissioners i alongside my colleague Peter Friedman, represent the petitioner Monarch Project Group as entitlement counsel. Tonight's petition is for the Oak Brook Motor Club, a planned development at 1400 Kensington Road. And with me tonight, we've got Joe Bacos, the developer for the project, Katie Lambert from OKW Architects, Javier Negron from Arco Murray, our construction manager, Jerry Plasek from Atwell, our engineering partner, Michael Werthmann of KLOA, OUR TRAFFIC ENGINEER AND KEVIN CLARK OF THE LAKOTA GROUP WHO IS OUR LAND PLANNING PARTNER FOR THIS PROJECT. AND SEVERAL OF THEM WILL ADDRESS YOU DIRECTLY SHORTLY. So before we get into this zoning application, I wanted to demonstrate to you what this project actually is, because the label car condominium doesn't quite do it justice. The Oak Brook Motor Club is a motorcy community designed and tailored to reflect the village's own heritage, polo tradition, and curated membership organizations. Going back to Oak Brook's founding vision, going all the way back to Paul Butler, it was never just about land use. It's always curating institutions, the Polo Club, Butler National, the Sports Corps. And tonight's petition asks the commissioners to let that same tradition extend to automotive collectors. That framing matters because it's through this lens that I ask you to evaluate everything that's going to follow here tonight, including the relief that we are requesting. this site is at 1400 kensington road it's a 5.89 acre development site located in the village's ora one commercial and office corridor it's currently home to a vacant tax-exempt office building owned by advocate health and its associated parking lot to the north and the west is more office buildings and to the east across kensington court is the US Post Office and to the south is the Central Park North. I ask you to hold on to that as the starting point for the rest of this presentation. This is a redevelopment of an underused office parcel in an office corridor and as you will see visually this development acts this development could act as a seamless transition into any future uses on the adjacent properties. It will blend seamlessly with the existing residential neighborhoods nearby and as well as the park across the street. The proposal itself 60 individually deeded motor suites averaging about 1,900 square feet and a roughly 3,000 square foot members-only clubhouse and amenity space. Access will be through a single gated access point on Kensington Court and it will only have one point of ingress and egress. As I stated earlier, this property is located in the ORA1 Office and Research Assembly District. And while this zoning district already permits storage uses, this concept is imagined to facilitate a higher standard of quality, both architecturally and operationally. Accordingly, we are seeking approval of a plan development, which will include a few variations from the ORA zoning requirements. The plan development process exists specifically for projects like this. It authorizes creative non-standard uses in exchange for real community benefits. We're requesting variations from Section 1310A1 to permit a car condominium as the use and its accessory clubhouse, which is a use not presently enumerated in the ORA1. That's exactly why this plan development is the appropriate mechanism for this project. Second and third, we're requesting two variations to reduce the required front yard setback along Kensington Court from 100 feet to 30 feet, as well as reducing the required rear yard setback along the west property line from 40 feet to 30 feet. The Village Code is clear that the planned development is not approved of right. It may be justified by a tangible public benefit in accordance with certain criteria. Throughout the time that we have spent further developing the concept and design, we've received feedback about concerns and support that the development will cause increased traffic and hazardous driving along what is near residential roads. We've heard concerns that they'll produce significant noise that will carry over into these residential neighborhoods. And a member use on the property will alter the essential character of the neighborhood and negatively impact public welfare and cause undue detrimental influence on the surrounding properties. We spent several months now engaging adjacent neighbors and other stakeholders, including the Park District, the owners of the adjacent commercial properties, the Windfall Group, Lizardo Museum immediately to the east, in residence of the Forest Gate Subdivision immediately south of the park. And of course, we've talked to the village quite a bit as well. Tonight you're going to hear from our esteemed team who will tell you that we hear these concerns and show you how we have taken those concerns and taken significant and meaningful steps to mitigate each one. I want to raise all of this now at the top so that as you listen to the rest of the presentation tonight, you can hear not just a tour of the project, but to demonstrate how the Oak Brook Motor Club reflects the spirit of the zoning code and of the village. So with that, I'd like to introduce Mr. Joe Bacos, a lifelong resident of Oak Brook and the developer for the Oak Brook Motor Club, to introduce himself and his vision for the project.

Good evening, everybody. Joe Bacos, 365 Trinity Lane, Oak Brook, Illinois. For those of you who don't know me, my name is Joe Bacos. My connection to Oak Brook dates back to 1979 when I moved here with my parents. I was fortunate enough to grow up in this community and nearly five decades later my parents still live here. My sister and her family live here and my wife and I are raising our three daughters. So Oak Brook's much more than a place to where we live. This is our home. And because of that, I feel a tremendous personal responsibility for anything that I would bring to the community. One thing that's always made Oak Brook really special is that it doesn't try to be like any other suburb. And Paul Butler helped establish that unique vision through centered around beautiful homes, expansive spaces, country clubs, recreation, and most notably, our long association with Polo. With the Polo legacy recently closing, I think it's worth remembering what made that legacy so special. It was distinctive, it was elegant, and it gave Oak Brook an identity that was uniquely its own. Sorry. This is very much the spirit behind the Oak Brook Motor Club. Rama, do you think you can help with this?

Yeah, I think it's trying to play. And how do you switch to the browser?

It's not connecting.

No, it's trying to get the browser online. OK. You want to play this for the audience, right? Yeah.

OK.

Kyle, I'll need your help, please.

Sorry, guys.

It's playing here. I see.

All right. Thank you Kai. So we envision an intimate private country club style community centered around personal museums and collection galleries. In some ways not so different than what the Lizardo family has created around the corner. For most owners, the automobile will be the centerpiece, but these spaces will also showcase art, sculpture, memorabilia, and other collections assembled over a lifetime. The development itself is intended to be very quiet. Distinctive architecture, beautiful landscaping, tree-lined roads, a private clubhouse, and a small community of owners. There will be no public events, no racing, no spectacle. Most days, very little will happen at this development, and that's intentional. Our aspiration is simply to create something timeless and distinctly appropriate for Oak Brook, a beautiful, low-intensity development that respects the character and history of the village while adding something new and special to it. This is the vision we're excited to share with you tonight. At this point, I'd like to hand it over to Katie Lambert from OKW Architects to share this vision.

All right.

Thanks. Hi, good evening. I'm Katie Lambert, partner at OKW Architects. Really excited to be here tonight. You know, it's interesting. We've actually worked on a couple of these motor suite developments that have been recently improved in other communities. And it's always really fun to be able to present them to commissions like yourself and be able to explain how these can fit very seamlessly within the community. So just to orient everybody on how the site plan works, to the south you can see Kensington Road running across the screen. On the right is Kensington Court. We've intentionally placed the primary entrance, the only entrance, into this facility along Kensington Court out of the way of the majority of traffic. And so there would be a gated entrance on Kensington Court, which is where you enter this development. And really, I think landscaping and the idea of permeable surfaces is at the heart of this design. And I think what makes it special and actually differentiates it from other similar developments. And so when you enter this development, this idea of a really beautiful landscaped courtyard is what you would initially see with the clubhouse in the darker orange behind it. Clubhouse is about 3,000 square feet. The lighter orange that you see ringing the rest of the property, those are all the individual motor suites. As mentioned, this is designed for 60 motor suites, all of slightly varying sizes to provide just a little bit of diversity in options to potential buyers. So then essentially each motor suite has a garage door and a man door, which fronts the road that rings around the perimeter. So in terms of just a little bit about the uses that are on site, on the top you can see the design of the motor suites themselves. So again, these are designed to allow for private collections, private car storage, as well as flexible use on a mezzanine above. And then on the bottom you can kind of see an image of vignette of this clubhouse and the clubhouse is going to have a handful of member amenities including F1 simulators, golf simulators, a members lounge. Really I think the concept of this development is to facilitate camaraderie amongst people with like-minded interests to allow for that sense of community. So just to look at the motor suites themselves, again, there's a variety of sizes. But the most typical is about 24 by either 40 or 50 feet deep, which allows for the cars to be stored on that first floor. And then there's a mezzanine above. The mezzanines will be able to be custom built out by individual owners. But basically, the rules are they will not be able to use them for sleeping. So essentially, most people tend to use these for casual small gatherings. Things like that. So a little bit about the architectural vision. And Joe briefly touched on it, but it was really an important point in terms of how we approached this project. We knew that this was not going to want to look like a self-storage facility. That would not work in Oak Brook. It also would not work for the clientele that Joe is looking at for folks who want to buy these types of units. These are really people who care about design, people who care about nice things. And the architecture should match that expectation. So we used this idea of Paul Butler and Polo as the launching point for the vision. We think it's actually a very cool idea to be able to connect horses and horse stables to an architectural language. I keep describing this to people as if you were to take Ralph Lauren and try to turn that into an architectural language. That's really what this development is. It's meant to be crisp, a little bit modern, but with very familiar forms. And that's what you see in the gabled roofs across the site. So here's a look at the aerial perspective. So again your primary entrance would be to the bottom of this screen and you would be entering the development looking at that vignette of the clubhouse beyond. We've intentionally shown again these gabled pitched roofs on all of the buildings on site. I think first of all it adds a lot of variety and visual interest and again just I think emphasizes that these are really not self-storage, tilt-up concrete buildings. These are really meant to feel very bespoke, elegant, part of almost like a country club-style development. so this is that view showing the clubhouse at an eye level perspective a little bit about the materials that you see throughout the site we're looking at incorporating a masonry a stone base around the majority of these buildings up to four feet it's meant to harken back to the pavilion um at the park and so again we're really intentional about trying to incorporate things that relate to oak brook into the design of the development other materials that you see around the site include that cedar siding that we're showing on the clubhouse it gives it a warmth that helps it to stand out as really a feature element within the development and then the motor suites themselves above the masonry plinth you can see that fiber cement siding with a board and baton detail that it just kind of adds again a little bit of a shadow line and makes every building feel proportionate and special. This is important. This is a view actually from Kensington Road, which would be to your right. And so I think we wanted to emphasize that we were taking that view very seriously because people are going to see this as they're driving down the street. And so we intentionally have created some offset in the south facade of this building. You can see kind of this corner pops out. So does the midsection. There's a little bit of kind of architectural interest because it should feel special and part of the community. People are going to drive by this going to the park and traveling to other places within Oak Brook. You can also see this is an example of one of the buildings that will have patios outside of the units. So owners would have a patio door on this side as well as the garage door on the other side. There's a substantial amount of windows throughout the development, which is also going to help to make it feel, I think, really architecturally carefully designed. And then this is a view of the clubhouse itself in that, again, cedar siding and showing kind of, I think, the interest in outdoor space that's going to be incorporated into this design. Um, also kind of important to note at night, um, we've thought a lot about this. Um, there will be lighting just to make sure that it feels safe to people who are onsite, but it's going to be really a quiet kind of lighting. This is not meant to look like a parking lot. It's not going to look like a race track. Um, it's really meant to look more like a very quiet, um, residential community.

Exterior materials.

So these are the materials that you've seen on the renderings. I think we've talked through most of them. Combination of different masonry, including brick and stone, fiber cement, board and batten siding, cedar siding, and then the metal standing seam roof are really the primary materials. These are some of the elevations provided and I think that really the important point to note here is that the height of these buildings is really an average of 30 to 33 feet to that primary ridge line. The cupolas which are used to kind of add some architectural interest pop up to 50 feet but in either case they are all well below the height restriction on this site. And then these are the elevations of the typical buildings fronting the courtyard as well.

And here's the clubhouse.

And I think with that, I'm going to turn it over to Michael.

Good evening. My name's Michael Werthmann. I'm a principal at the firm of Kenne Glinger and O'Hara Buna Inc. We are a traffic engineering firm out of Rosemont, Illinois, 9575 West Higgins Road, Suite 400. We performed a traffic evaluation for the proposed site and just want to go over some of the main findings. The main one is the development is projected to generate a limited volume of traffic during those critical peak hours, but additionally on a daily basis. This is primarily due to the fact that Really, it's the owners of these condos that will generate any traffic, and they're not here every day. They may come every other day. They may come on a weekly basis. They may come on a monthly basis. So it's a very low generator of traffic. And as you can see from the box in the white, Far lower, less traffic than the existing office use, or if a new office use went in, or any other real use you could put in here on this site. From a traffic standpoint, this is a very benign use, a very low use. um second is the fact that there will only be one access drive to the site it will be on off of kensington road currently there's two access drives serving the site or excuse me the only access drive is on kensington court there is an access drive right now on kensington road that will be eliminated so it will be a gated community with one access drive off of kensington court The roadway system has more than sufficient capacity to accommodate the additional traffic. Kensington Road's a four-lane road. It's got a traffic signal at Drury. It's under all-way stop sign control at its intersection with Kensington Court. So there's more than enough capacity to accommodate this and previously accommodated in office development. LASTLY, THE IMPACT ON THE ADJACENT PARK WILL BE REDUCED FOR SEVERAL REASONS. HOW AM I MOVING? THERE WE GO. SORRY ABOUT THAT. THE IMPACT ON THE PARK WILL BE REDUCED FOR SEVERAL REASONS. ONE, THE VOLUME OF TRAFFIC GENERATED IS VERY LOW. TWO, WE ELIMINATED THAT ACCESS DRIVE ON KENSINGTON ROAD. So once you come off Drury, you're only traveling about 900 feet on Kensington Road. You'll make the right onto Kensington Court and get right into the development. Like I said, you got a signalized intersection at Drury and then an all-way stop sign control at Kensington Road with Kensington Court. Overall, like I said, this is a very low traffic intense use and is an excellent land use for redevelopment of this vacant office building from a traffic perspective. I appreciate the time and I will be here for any questions that you have. Thank you.

So who actually joins a club like this? We anticipate that our primary buyer is going to be 55 and older, retired executives, business owners, and established professionals who have built automobile collection over a lifetime of achievement. Many of these members will already hold memberships at places like Butterfield Country Club, Butler National, and other private clubs nearby. This isn't a new demographic moving into Oak Brook. In a real sense, it's Oak Brook's own looking for the next chapter of a lifestyle that they already live. I want to be direct about what Oak Brook Motor Club is not. Members are not young street racers, event organizers, commercial operators. There are no track days, no car shows, no public events, and no organized drives. Their interaction with the site is quiet and private and frequent, a weekend morning and an occasional weekday afternoon. The takeaway is this. The median member age we anticipate is 57. The median net worth around $9 million, and a unit price for each unit would be north of $650,000. This is a financially and professionally established buyer. Again, business owners, finance, private equity, real estate developers, physicians, and retired executives. The kind of member profile that every one of our engagement conversations with the village's own institutions have confirmed is already here. I raised these numbers not to impress you, but they matter directly to the concerns that have been raised. Whether this ownership group can be trusted to self-regulate. I'll come back to that in a few minutes, because we acknowledge that blind faith alone will not be sufficient. We've built enforcement into the backbone of this project and are preparing governing documents alongside the initial development, not as an afterthought. But it's worth noting here that this is not a buyer profile who's associated with reckless driving or attention-seeking behaviors. So what is this going to bring to the village? This is the heart of why this petition benefits the village, independent of anything else that we've raised here tonight. We anticipate $34 million in private capital deployed entirely within the village, no public subsidy, no request for TIF funds, and no grant funding. This project would add $14.4 million added to the village's EAB. That's 60 individually assessed condominium parcels added to Oak Brook's tax roll, parcels that right now, at a vacant office building owned by a tax exempt property, are producing no tax revenue to the community. That translates to an estimated $420,000 to $540,000 in new annual property taxes permanently split across public institutions supporting village residents, the school district, the park districts, and the forest preserve. There'll be zero residential burden, no new residents because there's no residential use here. There's no school enrollment impact, no added demand on the parks or libraries or emergency services beyond what already exists today. But you still get all of the tax benefit. We've got a luxury brand alignment here. Oak Brook Motor Club is a natural reflection of what Oak Brook's position in the region as a preeminent luxury suburb consistent with what this village has always been. And lastly, the owner and visitor spending. We've estimated that $525,000 to $1.25 million a year in sustained local spending at Oak Brook's restaurants, hotels, retailers, and service businesses will come from this project. Again, this converts a non-tax contributing property into one of the higher performing tax parcels in this corridor without adding a single resident, a single school child, a single demand on village services that the office building sitting there doesn't already require. So since our preliminary concept review, we've spent quite a bit of time meeting directly with the institutions and the neighbors that are closest to this property. The Lizardo Museum has voiced strong support, drawing a direct parallel to its own art collection and automotive collecting. Oakbrook Park District staff received positively in the corridor beautification this project brings and asked that the mature trees that sit along Kensington Road be maintained. We've agreed and we've adjusted our plans accordingly. The Windfall Group, the owners of the commercial property immediately adjacent between the Post Office and the Lizardo Museum have also recently voiced their support. And District 53 believes it will have a positive impact on the project's fit and community with the new tax revenue with the absence of any burden on the school district. And finally, our direct resident outreach. We have included with our application more than 80 letters of support from Oak Brook households. 32 individuals are on our priority list, including several Oak Brook residents that would like to be members of this property. I raise this because it directly goes to the question that we've been asked about publicly and repeatedly. What does this project offer to the people who actually live here? The answer is this is a facility built for Oak Brook residents. Oak Brook residents are already on the interest list and Oak Brook residents and institutions alike are already endorsing it, several of which are here tonight. That said, we also acknowledge that there are concerns about this project. Three concerns that have anchored many of our conversations, both with the village board and with the community, are around traffic, noise, and the impact on future development in this corridor. As Michael's already discussed, traffic and speeding are not a concern. There will be roughly 10 trips, about 90% below, 10 trips a day to this property, which is 99% below what is already there. Acoustics. The concern that vehicle noise from the club will travel to the adjacent neighboring homes, specifically at the Forest Gate subdivision to the south, day and night. Our findings show that when modeled specifically toward the Forest Gate community and measured against the Illinois Pollution Control Board's own limits, routine activities modeled at roughly 15 decibels at the nearest Forest Gate home, which is more than 2,440 feet away. That's below the site's existing daytime highway ambient noise, and it's close to inaudible. Worst case scenario, a single loud pass is modeled at 40 decibels, which is still below the village's required 45 decibel limit, nighttime limit. And finally, the impact on future development. Kevin Clark of the Lakota Group is gonna talk about this more in depth shortly. The concern was that the project could complicate or compromise any future development in this corridor. However, a conceptual land plan that treats Oakbrook Motor Club not as an obstacle to this development, but as the first phase of a broader walkable revitalization of this corridor. Kevin will get into those details here next.

Hi, good evening. Kevin Clark, principal planner with the Lakota Group, 1 East Wacker, Chicago, Illinois. You know, as we were brought into this project, to think about the context and just think creatively about how a project of this nature fits within the land use context and the framework of Oak Brook in this location. You know, Katie talked about the number of communities that have been looking at these projects and approving these projects, so I wasn't really that familiar with it. So I need to start doing research about what kind of context are they going in nationally. We found 13 national precedents, over 13 national precedents of similar projects, of which I think this is actually a better project because of the architectural quality of it. But we've listed some of those. We provided some of those within our memo. And just thinking about how those have been integrated into communities. not just standalone storage facilities or industrial areas, but into actual residential communities and often offering a complementary type of use for the people that live in those communities that are luxury communities, that are gated communities in many places. And so we thought about how this could be integrated into the context here. And without a focus on doing a whole corridor plan or an area plan of the community, but thinking about how you could do some age restricted housing or some senior housing around it that would be complementary to it, how you would create connected walkways in this area of an area that Currently doesn't have a lot of activity and as an office use and a lot of underutilized office use at that lots of parking lots lots of Asphalt there now and we envision how you can create something that's green Connected walkable and really works within that context next to Central Park. So we you know, we created an a land plan concept that shows the at a where the the Motor Club would be and and just showing how you can create a framework around it, whether that's cluster housing, whether that's senior condos or independent age-restricted condos, how you could connect those things together with walkable streets, tree-lined streets, green, adding a lot more. I heard a lot in the first presentation tonight about landscape and impermeable versus permeable surface and how can we create an environment that feels better, that relates better. And so I don't want to focus too much on the land use of that of the housing around it, just that it would work with that. Ours could be a catalyst for that. We're thinking about this being the first phase of a catalyst for this area and ultimately works within a lot of land use contexts, depending on how the community and people think that may play out.

All right. So with that, we'll turn it over to you all. But our entire team is here to answer any questions that come up tonight. Thank you.

All right. Thanks, Kelsey. So now we're going to open it up for resident comments. We have a list of those that have signed up.

Yes, we do. The first one is... Let me ask...

Did everybody get sworn in earlier at the at the first one?

OK, go ahead. Yes. OK, Carmen. Would you like to please?

So just as a reminder, state your name and address and try and keep comments to under three minutes. Thank you.

Good evening. My name is Carmen Giorno. I reside at 10 Forest Gate Circle in Oak Brook, and I also happen to be the president of the Forest Gate HOA. We're the only residential community that's close to this development. I am opposed to the Oak Brook Motor Club facility at this proposed location for many reasons, but my limited time won't allow me to express them all. I'll start with the inappropriateness of the proposed location. Despite the representations to the contrary, this will create traffic issues that concern us. The one and only means of access to this dead end location is via Kensington Road, which is accessible only from Jory Boulevard. That means 100% of all related traffic will be funneled down the singular route. And this location is directly across the street from the soccer fields, which are often filled with children. Jory Boulevard straightaway has proven to be irresistible to owners of fast and loud performance vehicles. We in Forest Gate hear them all the time. And let's not delude ourselves that this will be some type of auto museum. I don't believe that anyone buys a $400,000 Ferrari or a multimillion dollar Lamborghini to look at it sitting idly in a storage garage. Many of these cars, if not most of them, will be driven often to and from this site. And even if these vehicles are not speeding, which is one of our concerns, their loud mufflers reverberate such that they create excessively loud noise even when sitting idle at a stoplight. The promotional material touts a club lifestyle that includes events and parties that will be attended by multitudes of outside guests. My first question is, where will these guests park? And who do we know who these yet-to-exist club members are? Yet we're being asked to take a leap of faith and count on these yet unknown wealthy individuals to follow all the rules and to make the concerns of the surrounding communities such as Forest Gate their priority. And how does Oak Brook benefit from this? This club will create no revenue and it will require village services such as police and fire protection. The only beneficiaries of this development will be the owners of the car condominiums a vast majority of whom I think will not be Oak Brook residents. I also don't think this development with this line of 60 garage doors will be an aesthetic enhancement to the village of Oak Brook. So I ask, would you vote in favor of this development? It was down the street from your house. I'm not opposed to the concept. I'm just opposed to it in this location.

Thank you.

Ron? Dwight Evans, I believe.

Hi, my name is Dwight Evans. I live in Forest Gate, which is right next to the recreational center, which is also right next to the location of the motor club. I agree with everything that Carmen said, but I want to emphasize that this is a club. This area was not zoned for clubs, whether it's a motorcycle club or an auto club or a bar. It's not zoned for that. Secondly, it's right next to the Oak Brook Rec Center facility, which has one of the maps up there showed several soccer fields. They have an amphitheater. They have a children's night movie every Monday night. They have concerts in the summer. There's a lot of activity that's going on on that field right across the street from the club or the proposed club. And a lot of young children are participating in all those activities. not a good combination with sports cars coming and going. And granted, I think at some point they may be traveling faster than they should, and that only creates more problems and security for the people who enjoy the park. Anyhow, that's the main thing I wanted to emphasize. Thank you.

Tom, come on.

My name is Ron Gondek. I'm a Forest Gate resident, 47 Forest Gate Circle in Oak Brook, and I've lived in that location for over 20 years. I echo all the comments that Dwight and Carmen said as well, and I also made some comments at the Village Trustees meeting at the last meeting as well. The thing I'm concerned with is the zoning. If it's rezoned for a car club, who's to say it can't be rezoned for any other kind of a club? I believe that a better use would be for residential development, particularly a 55 or over like the Forest Gate community is, because there's a big demand for our community there for housing. Houses usually sell in one or two days when they go up for sale, so that tells you something. I believe that the comments made, particularly with the children in the area, I walk that area a lot with my dog, and there's a lot of activity going on with children in that area, as well as the amphitheater, both day and night. And again, if I were buying a... HOUSING THERE WITH THE CAR CLUB. I GUESS I WOULD BE QUESTIONING IS THAT THE ENVIRONMENT I WOULD WANT TO BUY A HOUSE THAT'S DEVELOPED PERHAPS IN THE FUTURE, NOT A HOUSE BUT SOME SORT OF HOUSING AND BE NEXT TO A CAR CLUB. THANK YOU.

THANK YOU.

TOM IS UP NEXT.

good evening my name is tom seigen i live at 12 forest gate circle i i am a 22 year resident 22 year plus resident of oakbrook i'm speaking in opposition to the planned development and or any changes in zoning and or any modifications or variances made on an exception basis for this property that may lead to the approval of the planned development. I think as most of you know, this property or this area is zoned for office, nothing more than office. um although the car club seems like a a nice idea i have to agree with our other speakers it's the wrong location i assumed there was going to be a zoning request a rezoning request and that the applicant was going to ask for the zoning to be replaced with light industrial i looked at the zoning categories there is no light industrial so i understand that this is being handled on an exception basis just for that specific property and that there will be no zoning change per se for that area for many reasons and carmen hit most of the reasons i don't want to be redundant But I do want to ask the commissioners to focus on three things, speed, safety, and noise. There is no question that these are high performance cars. By the way, I am an owner of a high performance car. The temptation to exceed the 40 mile per hour speed limit on Drury Road is very tempting. There will be people exceeding that speed limit. Safety, people talk about the Park District, it's true. You have Jory and you have Kessington that parallel the soccer fields. And as Ron Gondek just said, very active areas throughout the week, mostly on the weekends, but throughout the week. Noise, we hear it all the time. as people speed down Jory on 31st Street and on Route 83. Loud mufflers are part of the fun of owning a high-performance vehicle. There's no question we're going to have noise. There's guarantees that are being made. There are no guarantees that can be enforced. There's no guarantees that these issues will not arise. There's no way that they can be controlled. There could be attempts to control them, but I don't see how that's going to work. So I guess my closing comment here is that approving the application is a slippery slope. It's opening PANDORA'S BOX AND IT COULD LEAD TO OTHER UNDESIRABLE DEVELOPMENTS. CREATING ISSUES FOR THE VILLAGE AND THE RESIDENTS. SO I WOULD HOPE THAT YOU WOULD VOTE AGAINST THIS APPLICANT'S PROJECT. THANK YOU.

THANK YOU.

JEAN PAUL. RAY MARTIN. RAY.

Good evening, Ray Martinez, 11 Kingston Drive. I'd like to speak in support of the Oakbrook Motor Club. I'm very excited that this is coming to our community. I can think of nothing that's a better fit for our community as being a car enthusiast myself. than this. This is right in line with the membership that you would see at Butler National, at Butterfield Country Club. This is the kind of destination that's going to draw folks both from our community, but also neighboring high-income suburbs, and also from the city. You know, I heard some comments about concerns of traffic. You know, I think of Iron Gate, which is a similar type of location, not as high-end, but Iron Gate in Naperville is across from a youth center. NO COMPLAINTS THERE. RIGHT NOW, THE CURRENT DEVELOPMENT BUILDING THAT'S THERE IS A GIANT RED BRICK. IF THAT RED BRICK WERE TO BE OCCUPIED AS AN OFFICE SPACE, IT WOULD GENERATE MUCH MORE TRAFFIC THAN WHAT THIS WOULD BE. YOU THINK ABOUT WHAT'S THE CONCERN WITH TRAFFIC. TRAFFIC SO IS A CONCERN. AND IT'S GOTTEN WORSE EVERYWHERE IN THE LAST FEW YEARS. BUT IF YOU LOOK AT WHERE PEOPLE ARE GOING TO BE COMING FROM, You know, if you're coming from the city, you're getting off on 22nd and you're taking 22nd Street and you're going down Jewelry on the north side. If you're coming from a western suburb, guess what? You're not going to get off on Midwest Road. You're going to get off on York. You're going to go down to York to 22nd. I would say probably about three quarters of the people visiting this location, which aren't going to be a lot, are coming there from the northern side, which is the commercial part of Drury, not the residential part of Drury. I myself am a member. I'm excited for this to come up because I'd love to consider this. I don't know if I'd be able to afford it, but I'm a member of a similar club in the city. And the idea that someone said that no one wants to park these high-end cars there, well, yeah. If you've got a couple of cars, or in my case, some cars that you don't want to have in your garage with your kids running around and bicycles and stuff, you want to put them somewhere that's accessible but also safe. And if you've got a little bit of scratch, maybe you want to put them in a nice place so you can go with your friends and family and see and hang out. And that's what that is. The club that I'm a member of downtown, it's in a residential area. It's in a residential neighborhood in the city. It's hidden in there. And the cars in there are multi-million dollar cars. The neighbor next to me is a $1.2 million car. It is not my car. I wish it was. And that car is barely ever driven. So people don't come here every day to use the cars. They're here maybe once a month. I visit my location, if I'm lucky, once a month. And maybe I swap out cars. And again, the behavior that you're going to see in this area is not going to be of people racing up and down the street. It's usually going to be somebody wanting to take out their nice car, bring it home, maybe have it for a couple weeks at home, or take it out for an evening out or a weekend out, and then bring it back. These are cars you're not going to see out in unfair weather. They're not going to be out in the snow. So again, I think... For all those reasons, I'm highly supportive of this, and mostly the tax revenues. This is a zero burden on fire. Residential areas, it puts a burden on fire and police needs, and also it puts a burden on the school district. This is gonna drive no new students, but tax revenues to come with it. So I'm fully in support. Yeah.

Kyle?

Good evening, commissioners and fellow community members. Thank you for the opportunity to speak. My name is Dr. Kyle Brill, and I'm the executive director of the Lizardra Museum of Lapidary Art here in Oak Brook. I'm here to voice my support for the proposed Oak Brook Motor Club project. As the director of an institution founded by a collector of world-class art, I understand the benefits that a small group of passionate enthusiasts can bring to a larger community. The details of the traffic and noise studies appear well within ranges acceptable to my organization, and we would also prefer less vacant property on Kensington Road. We hope that the high net worth individuals who would be visiting this area or storing their cars here would also consider walking down the block with their guests to show off the Lizardro's world-class jade collection, our very own hidden gem of a museum. The proposed use of this space in our neighborhood, a club for people who understand quality craftsmanship and understand the value of unique objects has my support. Thank you. Thank you.

Mr. Adler.

Good evening. My name is Don Adler. I live at 29 Forest Gate Circle. I first laid eyes on Oak Brook in early 1978. I was a rookie auditor working for Price Waterhouse in Milwaukee, where I'm from, and I paid a visit down here to a client on 22nd Street. I was with a senior colleague, and he had been to Oak Brook previously. While I was down here, I learned a bit about Oak Brook from talking with my colleague and talking with employees at the client. Some of the highlights, obviously Polo, Butler National Golf Club where the Western Open used to be played, McDonald's headquarters, other headquarters. There's no suburb in Milwaukee that's anything like Oak Brook. It's a unique place. Little did I know that 11 years later, my wife and I would be buying our first home together in York Woods. And here I am 37 years later. As quickly, I've had the honor and privilege of serving York Woods as its president, as its treasurer and board member. Also served on a number of village committees and shared some of them. And for four years, I sat at that table as a trustee, 2013, 2017. So, at that point, during that process, at that time, saw a lot of plan unit developments come through to the board, and various other types of developments that were proposed, and also met with developers that They never got this far in the process. So some familiarity with development. I think Paul Butler must have talked with Daniel Burnham. I think most people who know Daniel Burnham, he's a famous Chicago architect. He's the grand master, the grand planner of the lakefront. And Burnham had a famous adage. He said, make no small plans. They have no power to stir men's blood. I think Paul Butler didn't make small plans, and I think other people, During the history of Oak Brook, who have contributed to this community and built here, they didn't make small plans. We have a lot of amenities here. We have 30 subdivisions. We're kind of unique in that regard. We're not like our other neighboring communities. They have their own governing structures and serve as a substructure to the village government. We don't have right angle streets and sidewalks here in Oak Brook. We have winding roadways and no sidewalks. Our village government is unique. There's no property tax assessed to run this village. So I think that Oakbrook Motor Club is consistent with Oakbrook. It's a unique character. It's a first class upscale development. I think Joe Bacchus, who I've had a chance to meet and to interact with, he's a, as he indicated, a long time resident. He was educated here and his kids are going to school here. I don't think he's a hit-and-run developer. I've seen a few of those come through. And I think we should speak in facts and fully address all the issues that have been raised. My Forest Gate neighbors have fairly addressed an issue and a concern, and I would call that a nuisance concern. And that's an overarching concern in development. But I don't quite understand the extrapolation that's being made about an event that took place on June 30th of 2024.

Can you try and wrap it up? Yep. Thank you.

I think Oakbrook has always been a place where we believe in operation of free markets. But that's not unfettered free markets. The village plays a clear role in planning zoning and regulating development. But I don't think the Village Board should be picking winners and losers on an overarching basis. Last thing, not all developments should have to generate sales taxes. There's been some notion about that. Going back to earlier times, the Village, things were pretty tough after the 2008 Great Recession. So we need a diversity of development, okay? I'm glad the gentleman here from the Zadra Museum talked about it. That's an example. I think Oakbrook Motor Club is similar in nature. Thank you. Thank you.

Naveen?

Good evening, my name is Naveen Narakonda. I live at 220 Indian Trail Road in the Hunter Trails subdivision. I am here speaking in support of this project. I think this is the exact type of development that fits within Oak Brook. I think 75 years ago, polo was a very high and prestigious sport. Oak Brook was a cornerstone for that. I think it should be a cornerstone for this. To me, there's a reason why communities like Barrington, Lake Zurich, Naperville have things like this. I honestly can't understand who could oppose taking an unused, ugly, vacant, non-taxpaying eyesore of a building that virtually no resident goes near and turned it into a tax raising, beautifully designed project that enhances the prestige of Oak Brook with no impact on schools or population. As we've been sitting here for the last two hours, I looked at that map behind you. There is not a better location to put something like this. There is no neighborhoods around. I agree Forest Gate is the closest neighborhood, but there is a massive soccer field, ponds, tennis court, rec center, and then Forest Gate. This is not in their backyard. And this isn't like a two-bit liquor store that's getting put in. The people who are interested in this are not people that race cars on side streets. I really don't think that car owners are going to rev their engines and speed down Jory Boulevard just to encounter the police officer that's sitting in front of the fire station and two stoplights to get to 31st Street. I think their plan has thought of everything. Any question that I had was addressed in the presentation. They said their H-08 would have escalating fines. They've offered speed bumps, LPR cameras, acoustic assessments. Was Arjo supportive? So was the Park District. There were some comments made by some of the Forest Gate residents about the inappropriateness of the location and traffic. Forest Gate was developed after the rec center was there and the park district was there. So every resident of Forest Gate signed up for all of the traffic that the park district had to offer. And now all of a sudden the traffic that comes through there is too much. It was said that people who own fast cars don't keep them idle. The people who own the cars that are gonna go into this building pretty much do keep them idle. And if they don't wanna keep them idle, they'll take them onto a racetrack, which is where they know that they belong. It was said that there's no tax revenue, must not have been paying attention, it was addressed in there. You asked if you'd vote if this was down the street from your house. My backyard backs up to 83, and yeah, I would vote for it, because I think it's good for Oak Brook. I think if it goes into any other neighborhood, my friends who live in Downers Grove, Clarendon Hills, Hinsdale, or would wonder why this isn't something that, this belongs in Oak Brook, why it shouldn't belong in any other neighboring town. And it said that it's not zoned for a club. I agree, it might not be zoned for a club, but right now it's zoned for an empty, useless building, and this is the most productive use that I could possibly imagine for that type of space. So I'm in support of this project. I'm not lucky enough to own one of the cars that could go into this, but I would love to be able to walk my dog past this area. Thanks. Thank you.

Thanks. Last name is Amin. A-M-I-N. All right. Bill.

Bill Keeley.

Yes.

Good evening all. Bill Keeley, 15 Natoma Drive in Oak Brook. I'm a 40 year resident of Oak Brook. I want to thank you all for your tireless efforts that you help us out with and make this a better community. i'm a strong proponent to this i've been to a couple of these clubs in miami and naples florida i think it's important to understand that this is uh and and i have 15 cars um i think it's important to understand that this level or the demographic that's going to be here is not the guys that we hear up and down 83 late at night um i'm also a member of the autobahn Where if guys are gonna race cars, they're gonna do it there. I can tell you there are other Oak Brook residents that are very intrigued by this. I think what the presentation team has done tonight and their vision is a high compliment for our community. I don't think it's going to be, I don't think it's going to hurt things. So I'm all for it. We had about 50 of us get together before this, this evening. And The fact Naveen you did a great job getting building backs on the tax rolls is a I mean, that's Simple enough. So again, thank you all great job to the team tonight and good luck Thank you Some I Hope I didn't butcher your name

Good evening. My name is Hassan Meshkad. I live at 134 Saddlebrook Drive. When Joe presented this concept to me, I just thought that there's no better neighborhood for this, considering the equestrian nature of the branding, the tasteful addition of the architecture, the thoughtfulness of the entire project. I live in a home with only two garages. I don't have the luxury of being able to park as many cars as some other friends I've met tonight at their home. I'd love to have a place where I can leave it safely and comfortably close to my home, a place where I can meet people of like mind. I don't agree necessarily with the traffic and noise cases that everyone's making. I mean, down Drury Boulevard, There's all sorts of cars driving by there all the time, speeding, that have nothing to do with this development. And I don't think that the people that would want to actually own condos in this space have an interest in hot riding down the street. These are people that like to own tasteful vehicles. These are cars that they want to take care of. They're not burning a hole through their car just so that they can have a joy ride. These are people that care about their cars. They care about their investment. Right. These cars are investments. I want to mention that. Right. These are not things that people just use and abuse and then they get rid of. Right. They take care of them almost like it's a part of their family. So I'm totally for this project. And I also hope that you guys can see it through. Thank you. Thank you.

That's all. But I don't know. Is there anyone who did not sign up that would like to speak? There's two people. Please.

Had you guys previously taken the oath? Okay.

Good evening members of the Commission, fellow Oak Brook residents. My name is Aaron Billshousen. I currently live at 204 St. Michael Court. Much like many of you, I'm a longtime Oak Brook resident at the risk of sounding old. I've been here for 49 years. I've chosen to stay here, raise my family here. When I first heard that Joe Bacos was talking about this project, this is the most exciting project I've seen come through the Village in my lifetime. When I first heard about it, I started to think back to my childhood when my parents would ride their horses over to Paul Butler Saddle Club and meet with fellow equestrians on a Friday night to ride, have a drink or two, maybe three. and enjoy the camaraderie. The Oak Brook Motor Club will provide that same type of opportunity and camaraderie to Oak Brook residents and I'd like to consider myself one of them. I too suffer from the problem of having more cars than garage space, which my wife is not thrilled about, but I'll deal with that. I emphatically support this development and would urge the Commission to vote in favor of it. I fall a little bit outside of the demographic proposed, being a little bit younger, but still, I am very interested in this project. I would love to see it come to our village. I think for those of us who are contemporaries of mine who are likewise car enthusiasts, they would like a place to be able to showcase what we consider art. I have several vehicles, some of which I drive less than 100 miles a year. I know to some car people, that's a crime, but I like even just being able to go out in the garage and just looking at the beauty that's in there. I think the Oak Brook Motor Club would afford many of us that same opportunity in a bigger picture, not just for individual owners. I think it would be a real asset to the village, and I hope you consider that. Thank you. Thank you.

Thank you. Anyone else?

No, thanks.

All right.

So were there any calls relative to this petition? OK. Questions from commissioners?

To be part of the club, are you going to have to buy one of these condos, or are you going to accept people that don't own a condo? Not spouses, but just outside people. Is this going to be a club of a thousand?

Only owners. This is a private, intimate community. So 60 owners max. And a lot of these developments, people will buy multiple units and combine them. So we foresee it's going to be less than 60 total owners at the end of the day.

In the past, residential, Rebecca, residential subdivisions, one entrance was a concern. Fire wanted a second way in. We've struggled with that. Do we have any concerns with We only have one entrance or one access for, Public Works doesn't care. You guys don't have to do anything in there for the most part. Does fire have a concern?

No, no concern as long as our apparatus can get around with the turning radiuses of the driveway.

Okay. In some of the renderings, there was, it looked like a bar. Are you guys gonna sell alcohol? Do they need a liquor license? Are they just gonna consume their own? Do they need a license to consume?

THEY WOULD JUST NEED LIQUOR LICENSES IF THEY WERE TO HAVE SPECIAL EVENTS. BUT IF IT'S JUST PROVIDED OR PUBLICLY, IF IT'S PRIVATELY OWNED LIQUOR AND IT'S NOT BEING SOLD, A LIQUOR LICENSE IS NOT REQUIRED.

THERE WAS CONCERN ABOUT NOISE AND SPEED AND THINGS LIKE THAT FROM THE RESIDENTS. FROM MY POINT OF VIEW, THAT'S MORE OF ORDINANCE ENFORCEMENT AND NOT THE ESTABLISHMENT OF THE CLUB. I THINK IF THAT BECOMES AN ISSUE, THEN THE POLICE HAVE TO GET ON TOP OF IT. WE KIND OF HAD A SIMILAR THING WHEN YORK TAVERN WAS EXPANDING AND THERE WERE PARKING ISSUES, THEY WERE TRYING TO COME TO US WHEN THEY WANTED TO DO SOMETHING, AND THE BOTTOM LINE WAS IT'S ORDINANCE ENFORCEMENT. SO THAT, WE DON'T GET TO CONTROL THAT. IF THAT'S THE ISSUE, THE POLICE HAVE TO CONTROL THAT, MY OPINION. In the paperwork, it said 60 condos. There was one place where it said 62. Someplace else said 70. And you said 60. So I just out loud, it's 60. OK. There's a gated driveway. We don't do that very often. And I don't know that I've ever seen it in a not residential area. Can they do it? Do they have to ask us for permission?

Do they? They don't need to ask for permission. The driveway gate regulations are related to lot size. They are not specific to the residential areas. And we actually have quite a few commercial gates, one of which, for example, for Hub Group, another is at the, what I call the finger, the, that's, sorry, I don't know. IT'S ONE OF THE MOST FURTHEST NORTH PARCELS.

OKAY.

SORRY.

YOU GUYS ARE GOING TO TAKE A BUILDING THAT IS OVERGROWN AND NOT VERY PRETTY, AND SOMEBODY SAID PUT IT BACK ON THE TAX ROLL, AND THE SCHOOLS ARE GOING TO BENEFIT, AND THE PARK DISTRICT'S GOING TO BENEFIT, AND WE'RE NOT GOING TO BURDEN THE SCHOOLS. We're not going to burden the park district. You know, there's going to be some demand for fire and police, but there was a demand when it was an office building. So I don't think your demand is going to be, I think your demand is going to be far less, but not zero. In the paperwork, and I am not an accountant and I don't play one on TV, but you talked about sales tax as far as car sales. And I just, I don't think every property needs to generate sales tax. And if it was an office building filled with 100 lawyers or 100 accountants or 100 something else's, it would generate no sales tax. So I don't think you guys have to generate a sales tax. But in here, it's a little confusing because you make it sound like, or at least what I got from it is, if some of these people were selling their cars, if it was done like with an auto dealership, there would be sales tax generated that would come to the village. And that's complicated and confusing because if it's a person to person sale, The sales tax is paid by where the buyer lives. So Oakbrook doesn't get that. The only way it works is if this goes through a dealership. And in here, you guys mentioned DuPont and Bring a Trailer. Neither of those are dealers. And any sales that happen with them, we wouldn't get a piece of that sale because they're not dealers. They are, I looked them up, market facilitators or something. So although it's in here, I disagree with, there's going to be sales tax generated to the village from vehicle sales but again i don't think that's important that's not a deal breaker and and that building wasn't generating sales tax for us anyway so just pointing out that i didn't miss it um those are my only questions

OK. Thanks, Natalie.

A couple of questions, if I might. Go ahead, Mark. You have spoken repeatedly about the sense of community and affinity, like-minded people, et cetera. And I love the use. I've looked at these in other cities, particularly San Antonio. What I don't understand is how you're going to park guests.

actually i'm just realizing this is not up on the screen anymore so actually the dashed lines that you see around the plan in front of each garage is meant to indicate the ability to have cars parallel parked. And so essentially, if each of the roads is wide enough, it's kind of an extra wide road to allow for parallel parking on each side, plus still maintaining room for the fire truck access down the middle.

So if I am an owner and I visit, my only place to park is in front of my unit, correct?

Or if you're driving, obviously, one of the cars that you store, then you park inside. The other guest spaces that we have are actually at the clubhouse in that circular area.

The total, if my math is right, 25.

10 and 15, correct? 60, essentially. There's at least space for one car in front of every unit.

I think the total count on the architectural drawings was there's the 15 on the ring in front of the clubhouse.

There's the 10 on the entrance.

And then there's the parallel parking in front of the garages, not inclusive of the parking within the garages. Correct. That produces 85 parking spots. And then there's 280 additional spots for parking within the units and things. So total, I think we have 365.

And again, I think the reality of how this will be used is we're talking about people dropping by at most once a week. It's not like there are going to be many days, if any, when every unit owner is actually on site.

So if I'm an owner and I want to have a party of a Friday night of my friends and I want to show off my cars and I invite two or three couples to join my wife and I, where do they park?

They'd be accommodated by the parking in front of the unit, potentially within the unit, and then the 25 additional parking spaces at both ends of the amenity space.

Are you comfortable that that's going to be sufficient based on the use?

I'm comfortable. Katie's done this more than I have. But all of the comps we've pulled, relative to them, and again, there isn't a baseline for it, we're over-parked. And we added these additional 10 parking spaces just from recommendation of one of the trustees.

Correct. And this is a pretty standard strategy at a lot of these developments. And they typically don't have parking issues unless they're developments that feature huge public events, which this is not.

On that note regarding the parking, in the clubhouse, will there be any staff, kitchen or bar staff or anything?

No. So there's no staff that has to park? It's an unstaffed clubhouse. It's a private members only space. That was just related to the parking.

I think parking becomes a non-issue and I'm usually all about you don't have enough spaces. This is a different animal. This is a private club. We're not coming in from the outside. If you don't have enough spaces, you screwed up. They don't have anywhere else to park. If they park on the street and they're not supposed to, that's going to be an ordinance gig. We're going to enforce it and that's going to be a problem. So I don't think, like I said, I am usually on the other side of a parking argument. I don't think parking is a concern. And this is such a new concept for us. i don't know how we calculate how many spaces they need you know we're counting garages or counting square feet or counting people but this isn't an office or a restaurant or something that we understand so i think for parking i don't i don't think there's an issue and if you messed it up you're gonna have people not gonna pay you six hundred thousand dollars for a condo and that's on you i don't i don't think it affects us as a village do we have other comments

If none, I have a couple questions.

Go ahead. I was curious how you What's your peak hours of this? You know, when do you think it's gonna be busy? I Didn't follow how you only are saying ten trips a day. I mean it was seems like that's that may be Average, but when you're talking about you're probably talking about weekends be a lot more than ten people, right? I I'll ask Michael so the traffic stay didn't seem to make much sense to me and I just I'm looking at it as a lot of cars over the weekend and a lot of people at the soccer field over the weekend and That is not a good combination. I don't think so. I'm just a little curious how that works. I

Right. I'll let Michael speak about this from KLOA, but it's important to note the demographics, too. A large number of these owners are retirees or business owners, and lots of people use these as home offices and things like that. So he can speak more to the detail behind that.

So there's no real rates for this. So the 10 is probably on a weekday. On the weekend, you'll probably have some more trips, maybe double it, 20, maybe 30 trips. What you got to remember, though, is Kensington Road's a four-lane road. It carries 2,000 vehicles. It can carry up to 20,000 vehicles. On a four-lane road, so it's working at 10% of its capacity. It's got a signalized intersection at jury road Well, there's more than enough capacity to accommodate this There's the question of the safety issue, which I totally understand Forest gate has about 75 homes they generate anywhere probably 600 trips on a Saturday back and forth to those homes and AND THERE'S MUCH PARK ACTIVITY ON THAT SIDE OF THE PARK ALL YEAR LONG THAN THERE IS ON THE NORTH SIDE, BECAUSE THE NORTH SIDE IS JUST THE SOCCER FIELDS. SOUTH SIDE'S GOT THE RECREATIONAL FACILITY, IT'S GOT THE TENNIS COURTS. THEY'RE GENERATING A WHOLE LOT MORE TRAFFIC ON FOREST GATE ROAD THAN WHAT'S BEING GENERATED ON KENSINGTON ROAD.

OKAY. ANOTHER QUESTION. I did visit the one in Naperville, Irongate, and happened to be there. There's like two giant semi-car transporters, and I was trying to figure out what would you be doing? How are you going to get all these cars in and out if they're not driving them? Do they bring them in on trucks?

Two things. Iron Gate is home to Chicago Motor Cars. And so you may have been seeing the transport for the dealerships. That said, there definitely will be transportation when this development is delivered, right? But just like any apartment building, all the furniture goes in, all the vehicles get delivered, and then that starts to taper down. That said, part of the bylaws and decks will regulate what days and hours drop-offs can occur. And the plan is, once stabilized, that would be, again, we'd work with the village on what the best day would be, but that would be a weekday between the hours of, say, 10 a.m. and 2 p.m., and we would regulate when they'd be able to take vehicular drop-offs. One more thing on the traffic thing. Again, with these vehicles, you have to keep in mind, with the traffic counts, sure, on the summer days, it may exceed 10 trips a day. But unfortunately for all of us, there's six to seven months out of the year where you can't drive these vehicles. And you'll notice that at Iron Gate. I'm sure that the trips will drop off to... you know, one or two a day, if sometimes zero.

Just a comment. We're talking about the summer days. I don't know if any of you in the field during the summer when the soccer season starts. There's hundreds of cars in that season. The cars park on the street. So the traffic is negligible to start with. And the soccer field during the summer, during the season, will turn into soldier field. There's more noise that you could hear all over. So the noise is not an issue, the traffic is not an issue. 10 cars a week, 15 cars a week is nothing.

The other question I had is, you do allow guests. You were saying that you have to be a member to be into the club, right? Correct. You can have multiple guests, right?

Gated private entry, but of course, if you wanted to bring your guest, whether it was your friend or a family member, you're welcome to bring them to the unit.

I know you're saying you're not going to have events.

Correct.

Doesn't it mean any, you have a big courtyard. Are you going to, I mean, is it, Your country club could have your whatever you want to call it. Yeah.

Your club could have a clarification. It's no public events. So a lot of these car condo developments have open door events where they invite the public. And that's where you deal with the parking issues. And so part of the bylaws and decks that would be incorporated into the plan development would be that there would be no public events at the Oak Brook Motor Club. Will there be outdoor music? I mean, we'd probably put noise ordinances. We're not going to install outdoor speakers or any sort of system like that. Everything would be housed within the clubhouse. Okay.

I guess I have a couple other questions, just because I'm not real comfortable with the safety. And I'd like to get the view of the police. I mean, what do you feel with cars going up and down the street? Do you think it's going to be an issue?

The police department was unavailable to attend, but they sent their lack of, their exact words were, I think, along the lines of that they would be able to provide the necessary security, obviously, and safety for the development as proposed. They had no objections.

THE OTHER QUESTION, DID THE PARK DISTRICT MAKE ANY OTHER, GIVE YOU ANY OTHER FEEDBACK? OTHER THAN ABOUT THE TREES.

RIGHT. SO I MET WITH A FEW MEMBERS, LAURA COSEY, BOB AND ROB FROM THE OPERA PARK DISTRICT MULTIPLE TIMES, YOU KNOW, JUST TO PRESENT THE PROJECT AND HOW IT WAS DEVELOPING AND THEN THE MORE REFINED CONDENSED PLANT OF 60 UNITS. They both were encouraged and excited to see new development on Kensington. You know, they were intrigued and wanted to learn more about the use. Their two requests, or their one request was to keep as much of the mature trees as we could. And so we've incorporated a lot of that into our landscape plan. And then I guess it wasn't a request, but one of the things we told them, you know, by way of our consultants was we were looking to eliminate the current existing curb cut along Kensington Road and funnel traffic all through Kensington Court, which they appreciated because it creates more parking, you know, less of a risk of incidents coming in and out at that existing curb cut.

If there's no more questions from the commissioners, can we have a motion?

We always have a motion. I would like to make the motion to recommend approval of the plan development findings. Do I have to read all of them? Hang tight, everyone. There's nine of them. All right. The new Motor Club Condor project should comply with the accompanying site plan, landscape plan, and building elevations. Final engineering approval shall be required prior to the issuance of the building permit for the development. Final landscape plan approval shall be required prior to the issuance of the building permit for the development. A trash enclosure for the development shall be added to the site plans and maintain a consistent architectural aesthetic. The condos shall not be used as dwelling units. There shall be no beds and or cooking stoves in the units. 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. Covenants, including condominium declarations, must be recorded in connection with the planned development for FAR, stormwater 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 the condominiums on the property must be authorized to enforce the covenants and or condominium declarations. A condo plat shall be recorded following construction. And lastly, 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.

Thank you for doing that. Can we have a second?

Someone needs to do it next time.

Second the motion.

ALL RIGHT. RAMA, CALL THE ROLL.

BULIN.

YES.

D. BERNARDO.

YES.

HASSAN. YES. PONTRELLI.

YES.

CAPETTA.

YES.

NIMRI.

YES.

SIMON.

YES.

ZEMER.

YES. The recommendation for approval has carried. You want to advise the applicant of the next steps?

So I had written to Rahm at the very beginning of this discussion. We do have a pretty healthy agenda for the 22nd of September. That said, staff will make every attempt to move this plan development also to that September 22nd board meeting. If for some reason we were to fail to be able to get the materials all moved, it would be the October 13th meeting.

Well, that concludes the public hearing on this matter. Congratulations and good luck. Too bad you don't have social members. Rebecca, are there any other business to discuss?

Yes, we do have one variation application for next month's meeting. It is by Templeton Reserve. It is for a fence variation in height. They don't plan to meet the 42 inches. They would like a 60 inch fence. And I just really wanted to say thank you to the staff that made time this evening.

we're not done yet we're not done yet all right so is there any other public comment i think everybody's uh yep he's on their way out so with that then all i would ask then is um i'll make a motion to adjourn please all right second all in favor aye meeting adjourned thank you everyone thank you for all of you for staying i appreciate it