Planning & Zoning Commission

PLANNING & ZONING COMMISSION SAMUEL E. DEAN BOARD ROOM BUTLER GOVERNMENT CENTER 1200 OAK BROOK ROAD OAK BROOK, ILLINOIS 630-368-5000 Regular Meeting Wednesday, May 7, 2025 6:30 PM 1. CALL TO ORDER 2. ROLL CALL 3. APPROVAL OF MINUTES A. Regular Planning & Zoning Commission Meeting Minutes dated April 2, 2025 4. UNFINISHED BUSINESS A. VOB - Text Amendment - Floor Area Ratio (F.A.R.) Definition - Zoning Regulations 5. NEW BUSINESS A. 3500 Madison Street - Final Plat of Consolidation 6. PUBLIC COMMENT 7. ADJOURNMENT In accord with the provisions of the American with Disabilities Act, any individual who is in need of a reasonable accommodation in order to participate in or benefit from attendance at this public meeting should contact the Butler Government Center (Village Hall), at 630-368-5010 as soon as possible before the meeting date. Planning & Zoning Commission Agenda Page 1  VILLAGE OF OAK BROOK Planning & Zoning Commission STAFF REPORT DATE: April 23, 2025 CASE NO: 2025-8-ZO-TA DESCRIPTION: Text Amendment to Zoning Regulations to exclude basements from Floor Area Ratio (FAR) calculations. PETITIONER: Village of Oak Brook ADDRESS/LOCATION: NA EXISTING ZONING: NA Following the discussions at the P&Z Commission meeting on April 2, 2025 staff researched and provides the following information: 1. Nonconforming Lot Analysis - Survey of undersized lots and locations. • The Village has significant number of undersized parcels in R-3 and R-4 zoning districts (see attached map). 2. New Residential Single-Family Construction for R-3 and R-4 2019-2024 (including 11 Regent Ct) • Staff identify undersized lots, reviewed permits issued for R-3 and R-4 districts, analyzing lot size, Principal Lot Coverage, Total Lot Coverage and FAR. R-3 District (28 permits issued) • 12 parcels (44%) exceeded the 0.40 FAR. o 13 parcels are undersized, with 9 undersized parcels (69%) exceeding 0.40 FAR. R-4 District (9 permits issued) • 7 parcels (78%) exceeded the 0.40 FAR. o 3 parcels classified are undersized, with all undersized parcels exceeding 0.40 FAR 3. Material Coverage for Exterior Walls – 2023 & 2024 (see attached) - Estimated percentages of material coverage (50% stone or brick for each side of the building) from 2023 & 2024. o 2023: 14 permits issued – 43% of homes had less than 50% stone/brick exterior. o 2024: 16 permits issued – 56% of homes had less than 50% stone/brick exterior. Other materials used on the exterior walls are stucco, siding, etc. STAFF REPORT – VOB – CODE UPDATE TO ZONING REGULATIONS CASE NO. 2025-8-ZO-TA Findings on FAR The findings indicate that a significant number of homes exceed FAR thresholds from recent years, particularly among undersized lots. Please note that only a few examples are regularly discussed as exceeding the expectations of the community. Staff encourages Commissioners to drive through the Village and review sites that exceed the FAR standards. In addition, as FAR was not previously regulated, any requirement of FAR will limit future structures. However, if the FAR standards are too restrictive it may impact future reinvestment within the residential areas. The Village Board requested removing the basement from the FAR calculation as this will allow a regulation of FAR but also lessen the risk of too stringent a rule. Staff looks forward to further discussions on the FAR as we work to conclude the Commission’s recommendations. RESPONSIBILITIES OF HEARING BODIES: The Planning & Zoning Commission (P&Z) have the responsibility to make a recommendation on the request for a text amendment to the Zoning Ordinance. Please include in your consideration, your findings with respect to the standards specified in the Zoning Ordinance for amendments. As always, please contact staff if you have any questions prior to Wednesday’s P&Z meeting. Respectfully Submitted, Rama Raman Village Planner Rebecca Von Drasek Director 2 NEW RESIDENTIAL SINGLE FAMILY R-3 (2019-2024) Minimum required Lot Area 25,000 SF Est. FAR LOT after PRINCIPAL TOTAL FLOOR ZONING LOT AREA PRINCIPLE LOT COVERAGE REMOVING PERMIT # ADDRESS UNDERSIZED STRUCTURE LOT FLOORS AREA RATIO DISTRICT (SF) STRUCTURE (SF) COVERAGE PERCENTAGE one floor of COVERAGE (%) AREA (FAR) (%) PS 18-1-693 28 Sheffield Ln R-3 23086 Y 4307 0.19 8321 0.36 10329 0.45 0.26 18-1-988 25 Windsor Dr R-3 22427 Y 3694 0.16 5998 0.27 4290 0.19 0.03 18-1-064 1801 Midwest Club Pkwy R-3 32904 4241 0.13 10349 0.31 10788 0.33 0.20 19-1-042 42 Wooside Dr R-3 20362 Y 4828 0.24 6707 0.33 4828 0.24 0.00 18-1-1033 25 Yorkshire Woods R-3 25991 3253 0.13 7476 0.29 7477 0.29 0.16 18-1-885 208 Roslyn Rd R-3 27299 3472 0.13 10670 0.39 7010 0.26 0.13 19-1-291 401 Midwest Club Pkwy R-3 27623 4376 0.16 8475 0.31 10010 0.36 0.20 19-1-573 721 Midwest Club Pkwy R-3 37764 5845 0.15 13656 0.36 11251 0.30 0.14 19-1-482 3111 Cara Ln R-3 25250 3143 0.12 3870 0.15 4475 0.18 0.05 19-1-968 27 Yorkshire Woods R-3 15246 Y 3540 0.23 5760 0.38 8150 0.53 0.30 19-1-890 204 Polo Ln R-3 25893 8038 0.31 12672 0.49 12520 0.48 0.17 20-1- 021 1402 Midwest Club Pkwy R-3 27737 5778 0.21 10626 0.38 13856 0.50 0.29 20-1-293 18 Windsor Dr R-3 27081 4497 0.17 5879 0.22 10963 0.40 0.24 20-1-424 1 Lambeth Ct R-3 26640 2990 0.11 8290 0.31 6934 0.26 0.15 21-1-059 3004 Lincoln Rd R-3 34173 4488 0.13 9794 0.29 10277 0.30 0.17 21-1-129 5 Sheffield Ln R-3 21780 Y 4162 0.19 10027 0.46 9707 0.45 0.25 21-1-380 3112 Cara Ln R-3 25104 1923 0.08 2735 0.11 3307 0.13 No Basement 20-1-868 800 Merry Ln R-3 27064 3304 0.12 8287 0.31 6368 0.24 0.11 21-1-951 51 Yorkshire Wooods R-3 18622 Y 4850 0.26 9740 0.52 8823 0.47 0.21 21-1-843 21 Windsor Dr R-3 21707 Y 3419 0.16 6132 0.28 9404 0.43 0.28 21-1-344 19 Devonsire Dr R-3 22000 Y 3874 0.18 7000 0.32 9420 0.43 0.25 22-1-615 39 Chatham Ln R-3 21930 Y 4553 0.21 9101 0.42 12274 0.56 0.35 21-1-863 63 Sheffield Ln R-3 22178 Y 4441 0.20 9792 0.44 13292 0.60 0.40 23-1-013 9 WINDSOR DR R-3 21875 Y 6,133 0.28 8754 0.40 7,886 0.36 0.08 22-1-947 6 BRIGHTON LN R-3 22281 Y 3,985 0.18 6371 0.29 8,464 0.38 0.20 22-1-961 26 YORKSHIRE WOODS R-3 16445 Y 3,687 0.22 5460 0.33 7,357 0.45 0.22 BP-24-254 3020 COOLIDGE ST R-3 27005 3,014 0.11 4,955 0.18 8,776 0.32 0.21 BP-24-237 303 MIDWEST CLUB PKWY R-3 28314 5,332 0.19 11,756 0.42 11,822 0.42 0.23 AVERAGES 0.18 0.33 0.37 0.20  NEW RESIDENTIAL SINGLE FAMILY R-4 (2019-2024) Minimum required Lot Area 18,000 SF Est. FAR after REMOVING PRINCIPAL LOT COVERAGE TOTAL FLOOR ZONING LOT AREA PRINCIPLE one floor of PERMIT # ADDRESS UNDERSIZED STRUCTURE LOT LOT COVERAGE PERCENTAGE FLOORS AREA RATIO DISTRICT (SF) STRUCTURE (SF) PS COVERAGE (%) (%) AREA (FAR) 18-1-929 120 Saddlebrook Dr R-4 19489 3627 0.19 5759 0.30 8044 0.41 0.23 19-1-428 27 Mockingbird Ln R-4 15281 Y 4106 0.27 8829 0.58 9723 0.64 0.37 19-1-796 50 Kingston Dr R-4 18000 3652 0.20 8786 0.49 8860 0.49 0.29 20-1-190 2725 35th St R-4 19920 2763 0.14 5938 0.30 6515 0.33 0.19 20-1-066 29 Mockingbird Ln R-4 16293 Y 4488 0.28 7863 0.48 10141 0.62 0.35 21-1-132 11 Regent Ct R-4 19166 3240 0.17 7886 0.41 8019 0.42 0.25 21-1-887 31 Hamilton Ln R-4 19367 4274 0.22 9564 0.49 10287 0.53 0.31 21-1-106 812 Red Stable Way R-4 17993 Y 2690 0.15 4559 0.25 6794 0.38 0.23 22-1-786 12 Hamilton Ln R-4 18700 3839 0.21 5714 0.31 8519 0.46 0.25 AVERAGES 0.20 0.40 0.47 0.27 NEW RESIDENTIAL SINGLE FAMILY EXTERIOR WALL, STONE OR BRICK PERCENTAGE (%) HOMEOWNERS ASSOCIATION PRINCIPAL Est. FAR (HOA) FLOOR EXTERIOR WALL, PRINCIPLE STRUCTURE TOTAL after ZONING LOT AREA AREA STONE OR BRICK ISSUED PERMIT # ADDRESS GENERAL CONTRACTOR STRUCTURE LOT FLOORS REMOVING DIST (SF) RATIO PERCENTAGE (SF) COVERAGE AREA one floor of (FAR) (%) (%) PS 1/16/2024 BP-23-429 3712 ADAMS RD Fullersburg Woods Area Brat Capital Partners R-1 101,228 8,841 8.73 9,154 0.09 0.09 73.75 Assoc. 1/26/2024 BP-23-600 12 HUNT CLUB LANE HOYD Builders Inc R-1 86,972 12,126 13.94 21,563 0.25 0.11 96.25 1/29/2024 BP-23-617 31 ROBINHOOD RANCH Robinhood Ranch Matthies Builders, Inc. R-2 24,072 4,808 19.97 7,045 0.29 0.09 22.5 2/5/2024 BP-23-491 222 OAKBROOK RD j century construction inc R-1 91,019 7,175 7.88 11,661 0.13 0.05 98.25 2/6/2024 BP-23-609 13 TEMPLETON DR Templeton Reserve Greenside Design Build R-1 140,237 6,837 4.88 15,793 0.11 0.06 0 3/5/2024 BP-23-713 2901 AVE. LORIE Chateaux Woods Hinsbrook Construction Inc. R-2 43,585.91 5,497.68 12.61 8,466 0.19 0.07 33.75 4/11/2024 BP-23-803 3 BERSEEM CT Ginger Creek LivModern, LLC R-2 41,205 3,447 8.37 8,470 0.21 0.12 41.25 5/31/2024 BP-23-239 4 TEMPLETON DR Templeton Reserve Bloomfield Construction R-1 93,572 6,010 6.42 13,150 0.14 0.08 0 BIG SKY CUSTOM HOMES R-3 27,005 3,014 11.16 8,776 0.32 0.21 0.06 7/1/2024 BP-24-254 3020 COOLIDGE ST Templeton Reserve Greenside Design Build R-1 154,638 7,154 4.63 15,804 0.10 0.06 42.5 7/3/2024 BP-24-202 9 TEMPLETON DR Oak Brook Lakes GlenHaven Builders, Inc. R-2 50,701 7,006 13.82 14,510 0.29 0.15 100 7/10/2024 BP-24-186 2 OAK CT Midwest Club Aspen Const R-3 28,314 5,332 18.83 11,822 0.42 0.23 100 7/16/2024 BP-24-237 303 MIDWEST CLUB PKWY Meadowbrook Builders, LLC R-2 57,935 3,887 6.71 10,093 0.17 0.11 0 7/17/2024 BP-24-84 324 OAK BROOK RD Fullersburg Woods Area McNaughton Brothers Construction R-2 48,352 5,060 10.46 11,301 0.23 0.13 15.25 7/31/2024 BP-23-347 405 OAK BROOK RD Assoc. Fullersburg Woods Area Renove LLC R-2 66,647 3,765 5.65 9,233 0.14 0.08 100 8/8/2024 BP-24-145 7 YORK LAKE CT Assoc. HJH Homes,Inc. R-2 45,427 6,751 14.86 11,822 0.26 0.11 71.25 8/14/2024 BP-24-148 3050 HUNT CLUB DR 2/27/2023 22-1-913 27 CAMBRIDGE DR Brook Forest LIV MODERN R-4 17,014 4,282 25 9,531 0.56 0.31 55 3/10/2023 23-1-013 9 WINDSOR DR York Woods LIV MODERN R-3 21,875 6,133 28 7,886 0.36 0.08 45 3/22/2023 22-1-947 6 BRIGHTON LN York Woods ROSE NEXUS DEV R-3 22,281 3,985 18 8,464 0.38 0.20 100 4/7/2023 22-1-020 4014 ADAMS RD Fullersburg Woods Area TCI CONTRACTORS, LLC R-2 28,314 3,629 13 -0.13 80 Assoc 4/10/2023 22-1-848 1020 35TH ST Fullersburg Woods Area DAVE KNECHT COMMERCIAL R-1 78,710 6,139 8 10,967 0.14 0.06 47.5 Assoc 5/2/2023 23-1-042 5 ROYAL VALE DR Ginger Creek BIG SKY CUSTOM HOMES R-2 51,401 6,058 12 14,821 0.29 0.17 100 5/11/2023 22-1-821 408 CANTERBERRY LN Fullersburg Woods Area EBLA BUILDERS R-2 43,558 7,054 16 -0.16 100 Assoc 5/24/2023 22-1-961 26 YORKSHIRE WOODS Yorkshire Woods NICHOLAS ROZDOLSKY Replaced R-3 15,981 3,687 23 7,357 0.46 0.23 100 by Larry Robins ICC 6/7/2023 22-1-702 16 TEMPLETON CT Templeton Reserve SOMERSET BUILDERS R-1 91,829 6,299 7 13,828 0.15 0.08 100 6/28/2023 22-1-746 1 TEMPLETON DR Templeton Reserve MONDO BUILDERS INC R-1 110,642 5,525 5 8,131 0.07 0.02 47.5 7/27/2023 BP-23- 121 INDIAN TRAIL RD Hunter Trails Patrick J Murphy R-2 45,738 4,738 10 12,596 0.28 0.17 100 202 8/11/2023 BP-23- 402 LUTHIN RD Fullersburg Woods Area LIV MODERN R-2 39,043 3,751 10 9,777 0.25 0.15 21 122 Assoc 8/11/2023 22-1-070 3024 MEYERS RD CREBER CONSTRUCTION INC. R-2 20,488 2,899 14 7,226 0.35 0.21 0 8/22/2023 BP-23- 2903 OAK BROOK HILLS Oak Brook Hills Rd. Tiburon Homes LLC R-2 114,024 5,263 5 11,805 0.10 0.06 0 233 RD  hange E hange E XC di XC di F- t F- t PD or PD or W! W! O O N N Y Y U U B B lic k to Article 8: Nonconformities lic k to ww w C om Section 8.03 ww w C om c c .p d f- x e. .p d f- x e. chang chang Nonconforming Lots of Record Nonconforming lots of record are those lots of record, as defined in Article 20, existing and lawful prior to the effective date of this Ordinance or amendments thereto, which could not be created lawfully thereafter. The following regulations shall apply to any nonconforming lot of record or nonconforming lot described in a deed or land contract executed and delivered prior to the effective date of this Ordinance or amendment thereto: (1) Use of Nonconforming Lots. Any nonconforming lot shall be used only for a use permitted in the district in which it is located. Notwithstanding limitations imposed by other provisions of this Ordinance, a permitted use may be Erected on any single lot of record in existence at the effective date of adoption or amendment thereto. This provision shall apply even though such lot fails to meet the requirements for area or width, or both, provided that the lot can be developed as proposed without any significant adverse impact on surrounding properties or the public health, safety, and welfare. (2) Area and Bulk Requirements. No new division of any parcel shall be made which creates a non-conforming lot with area or frontage less than the area or bulk requirements of this Ordinance, for the zoning district in which it is situated. (3) Nonconforming Contiguous Lots under the Same Ownership. If a nonconforming lot of record abuts one or more nonconforming lots of record in the same ownership, such lots shall be legally consolidated to reduce or eliminate the non-conformity. No lot shall be used or sold in a manner which diminishes compliance with lot area or frontage requirements of this Ordinance, nor shall any division of a lot be made which creates a lot with area or frontage less than the requirements stated in this Ordinance. These provisions shall not apply to contiguous lots in single ownership where each of the lots is occupied by an existing home, unless such lots are at any time consolidated under a single tax identification number or unless one or more of the existing homes is removed. Modification to Nonconforming Uses or Structures No nonconforming use or structure shall be enlarged, extended, or structurally altered, nor shall any nonconformity be changed to a different nonconformity which increases the intensity of use or nonconformity, except as permitted in this Section. (1) Applicability. The following regulations shall apply to any nonconforming use or structure, including: (a) Nonconforming uses of open land. (b) Nonconforming use of buildings designed for a conforming use. (c) Nonconforming use of buildings specifically designed for the type of use that occupies them but not suitable for a conforming use. (d) Buildings designed and used for a conforming use but not in conformance with area and bulk, parking, loading, or landscaping requirements. Chikaming Township Zoning Ordinance 119 Effective Nov. 2, 2021  hange E hange E XC di XC di F- t F- t PD or PD or W! W! O O N N Y Y U U B B lic k to Article 8: Nonconformities lic k to ww w C om Section 8.04 ww w C om c c .p d f- x e. .p d f- x e. chang chang (e) Nonconforming structures, such as fences, walls, decks, and signs. (2) Nonconforming Structures by Reason of Dimensional Inadequacies. Where a lawful structure exists on the effective date of this Ordinance or amendments thereto which could not be built under its terms by reason of restrictions on area, height, yards, location on the lot, or other dimensional requirements, such a structure may be continued so long as it remains otherwise lawful, provided: (a) Repairs and maintenance necessary for health or safety reasons or to keep such a nonconforming structure in a sound condition may be made. (b) A nonconforming structure may be enlarged, expanded or altered, so long as the nonconforming characteristic of the structure is not enlarged upon, extended or increased in its degree of nonconformance. (c) Should such a nonconforming structure be relocated for any reason or for any distance whatever, it shall thereafter conform to the regulations for the zoning district in which it is located. (d) Under no circumstances shall a non-conforming structure be rebuilt if the structure is determined to be located on more than one lot or parcel. The Township may require the owner/applicant to provide a current survey of the property. The suvey shall be acceptable the Zoning Administrator and shall include all structures on the property. (e) If such a nonconforming structure becomes physically unsafe or unlawful due to lack of repairs and maintenance and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the zoning district in which it is located. (f) Any non-conforming structure that is voluntarily demolished or razed shall not be re-built unless in full compliance with the terms of this Ordinance. (g) Such a nonconforming structure which is damaged or destroyed by wind, fire, explosion, a natural calamity may be altered, repaired or replaced and the nonconforming nature thereof continued, provided that: (i) The repair, replacement or alteration is undertaken within two years following the damage, (ii) There is no change in use, and (iii) The extent of the nonconformance with the provisions of this Ordinance is not increased. (iv) The site shall be secured by the owner within fourteen (14) days of the natural calamtiy, in order to safeguard the public heatlh, safety, and welfare. The Building Official shall determine what permits and safeguards are required. (3) Nonconforming Land or Structures by Reason of Use. Where a lawful use of land or a structure exists on the effective date of this Ordinance or amendments thereto which would not thereafter be permitted in the zoning district, such use may be continued so long as it remains otherwise lawful, provided: Chikaming Township Zoning Ordinance 120 Effective Nov. 2, 2021  hange E hange E XC di XC di F- t F- t PD or PD or W! W! O O N N Y Y U U B B lic k to Article 8: Nonconformities lic k to ww w C om Section 8.04 ww w C om c c .p d f- x e. .p d f- x e. chang chang (a) The nonconforming use of land or structure shall not be enlarged, extended or expanded in such a way as to increase the nonconforming nature of the use, such as the addition of dwelling units, additional manufacturing or selling area, or by the addition of facilities which would allow the establishment of other nonconforming uses. (b) A nonconforming structure by reason of use shall not be moved in whole or in part to any portion of the lot or parcel other than that occupied by such structure at the effective date of adoption or amendment of this Ordinance. (c) Normal repairs, maintenance and renovation necessary for health or safety reasons or to keep any structure in a sound condition may be made, but a nonconforming structure by reason of use shall not be structurally altered except in order to change its use to one permitted in the zoning district in which it is located. (d) Any structure in which a nonconforming use is superseded by a permitted use shall thereafter conform to the regulations for the zoning district, and the nonconforming use may not thereafter be resumed. (e) If a structure or portion of a structure containing a nonconforming use becomes physically unsafe or unlawful due to lack of repairs and maintenance and is declared by any duly authorized official to be unsafe or unlawful by reason of physical condition, it shall not thereafter be restored, repaired, or rebuilt except in conformity with the regulations of the zoning district in which it is located. (4) Enlargement, Extension, or Alteration. (a) Increase in Nonconformity Prohibited. Except as specifically provided in this section, no person may engage in any activity that causes an increase in the extent of any nonconformity. For example, physical alteration of structures or the placement of new structures on open land is unlawful if such activity results in: (i) An increase in the total amount of space devoted to a nonconforming use, or (ii) Greater nonconformity with respect to dimensional restrictions, such as setback requirements, height limitations, density requirements, or other requirements in the district in which the property is located. (b) Permitted Extension. Any nonconforming use may be extended throughout any part of a building which was manifestly arranged or designed for such use at the time of adoption or amendment of this Ordinance, but no such use shall be extended to occupy any land outside such building. No nonconforming use of land shall be enlarged, increased, or extended to occupy a greater area of land, nor shall any such use be moved in whole or in part to any portion of the lot or parcel than was occupied on the effective date of this Ordinance or amendment thereto. (c) Alterations that Decrease Nonconformity. Any nonconforming structure or any structure or portion thereof containing a nonconforming use, may be altered if such alteration serves to decrease the nonconforming nature of the structure or use. (5) Repairs, Improvements, and Modernization. Chikaming Township Zoning Ordinance 121 Effective Nov. 2, 2021  hange E hange E XC di XC di F- t F- t PD or PD or W! W! O O N N Y Y U U B B lic k to Article 8: Nonconformities lic k to ww w C om Section 8.04 ww w C om c c .p d f- x e. .p d f- x e. chang chang (a) Required Repairs. Repairs or maintenance deemed necessary by the Building Official to keep a nonconforming building structurally safe and sound are permitted. However, if a non- conforming structure or a structure containing a nonconforming use becomes physically unsafe and/or unlawful due to lack of maintenance and repairs and is declared as such by the Building Official, it shall not thereafter be restored, repaired, or rebuilt except in full conformity with the regulations in the district in which it is located. (b) Additional Permitted Improvements. Additional repairs, improvements, or modernization of nonconforming structures, beyond what is required to maintain the safety and soundness of the structure, shall be permitted provided such repairs or improvements do not exceed fifty percent (50%) of the assessed value of the structure during any period of twelve (12) consecutive months. The provisions in this paragraph shall apply to all structures except as otherwise provided in this Article for single-family residential uses and for reconstruction of structures damaged by fire or other catastrophe. (6) Damage by Fire or Other Catastrophe. (a) Any nonconforming structure that is damaged by fire, flood, or other catastrophe in excess of seventy-five percent (75%) of the structure’s pre-catastrophe fair market value (as determined by the Township Assessor) shall not be rebuilt, repaired, or reconstructed except in complete conformity with the provisions of this Ordinance, or on the exact same footprint, with all other aspects brought into conformity with the Ordinance. (b) Any nonconforming structure or structure housing a nonconforming use that is damaged by fire, flood, or other catastrophe by less than or equal to seventy-five percent (75%) of the structure’s pre-catastrophe fair market value (as determined by the Township Assessor) may be restored to its pre-catastrophe status, provided that restoration is completed within a period of twenty-four (24) months from the date of such fire, flood, or other catastrophe. (c) Residential developments that are non-conforming by virtue of being a higher density( i.e. more dwelling units per acre) than permitted in the zoning district may be rebuilt to 50% of their previous density, or to the maximum density permitted in the zoning district, whichever is greater, if damaged by fire, flood, or other catastrophe by more than seventy-five percent (75%) of the structure’s pre-catastrophe fair market value (as determined by the Township Assessor). Nonconforming R-1 Lots of Record (NCR-1 Designation) Intent. In portions of the R-1 zoning district where there is a preponderance of properties requiring variances to allow construction or remodeling, variances are often sought to permit this activity as these lots often do not meet the standards of the Zoning Ordinance, created subsequent to the platting of these lots. The intent of these standards to provide appropriate and standardized requirements for these areas of parcels less than 20,000 square feet in size to guide and expedite the review and approval process of the Zoning Board of Appeals and ensure consistency over the course of their decisions. This will allow for beneficial use of the property by the owners in a manner consistent with the goals and objectives of the zoning district and the Township master plan. Chikaming Township Zoning Ordinance 122 Effective Nov. 2, 2021  hange E hange E XC di XC di F- t F- t PD or PD or W! W! O O N N Y Y U U B B lic k to Article 8: Nonconformities lic k to ww w C om Section 8.05 ww w C om c c .p d f- x e. .p d f- x e. chang chang Designation. During the zoning review of the proposed development of a vacant non-conforming lot of record in the R-1 district, the Zoning Administrator shall direct the Building Official to thoroughly review drainage and stormwater patterns on the site prior to issuing any Building Permit. Any drainage issues shall be corrected as described in this Ordinance. If the drainage and stormwater can be brought into compliance, the Zoning Administrator shall designate the non-conforming lot of record as NCR-1 (Non-Conforming R-1). Lots designated NCR-1 shall be exempt from the provisions of Section 8.03 and may be legally developed in the same manner as conforming lots, provided that they meet the development standards set forth in Subsection D below. Uses. (1) All permitted uses permitted in the R-1 district shall be permitted in NCR-1 areas. (2) All accessory structures / uses permitted in the R-1 district shall be permitted in NCR-1areas. (3) All special land uses permitted in the R-1 shall be permitted in NCR-1 areas following issuance of a special land use permit that has been recommended by the Planning Commission and approved by the Township Board, subject, however, to the applicable general and specific standards in Section 17.03. Development Standards. The following development standards are a requirement for approval of development of NCR-1 lots. (1) Density, height, bulk, and coverage requirements shall be based on the following table. Differentiation between the three designations within the NCR-1 classification (NCR1-A, NCR1-B, and NCR1-C) shall be based solely on the net lot area and used strictly for allocating these different standards. Minimum Setbacks (b) Building height Net Lot Max Lot Min Designations Dwelling Area Front Side Rear Coverage Feet Stories Unit Size (SF) 9,999 sq. ft. Lesser of 30’ NCR1-A 10’ 30’ 20% 18 feet 1.5 942 (c) or less or (a) 10,000 sq. Lesser of 30’ NCR1-B ft. to 14,999 10’ 30’ 20% 20 feet 1.5 942 or (a) sq. ft. 15,000 sq. Lesser of 30’ NCR1-C ft. to 19,999 10’ 30’ 25% 22 feet 2 942 or (a) sq. ft. See footnotes below. (a) Front Yard Setback. In lieu of complying with the fixed front yard setback requirements of Section 4.02, buildings and structures with NCR-1 designations must be set back from the property line either a distance equal to the average front yard setback of the nearest two lots on either side of the subject lot or 30 feet, whichever is less. When the lot is a corner lot or adjacent to a corner lot, the average setback will be computed based on the nearest two lots on either side of the structure that fronts on the same street, even if one of those structures is across a street. (b) Architectural features, such as cornices, eaves, gutters, chimneys, pilasters, and the like may extend into a required yard a maximum of two (2) feet in NCR-1 designated areas. (c) In NCR1-A, for parcels below 4,700 square feet, the minimum dwelling unit size shall be 20% of the area of the lot. Chikaming Township Zoning Ordinance 123 Effective Nov. 2, 2021  Page 1 of 3 Nathan Karaway is Back! Visit Premier Brick Sales Website And he is bringing his 25 years of brick industry experience and his new company with him. Introducing our newest member: Premier Brick Sales of Illinois. As the President, Nathan Karaway will lead a new team in his expansion of the brick market. We wish him great success in this new venture. To learn more, please see the detailed attachment below, and reach out to Nathan for additional information and/or consultation regarding your design and supply needs. mhtml:file://C:\Users\jeff.TSS\AppData\Local\Microsoft\Windows\INetCache\Content.Outl... 4/8/2025  Page 2 of 3 mhtml:file://C:\Users\jeff.TSS\AppData\Local\Microsoft\Windows\INetCache\Content.Outl... 4/8/2025  Page 3 of 3 www.masonryadvisorycouncil.org 847-297-6704 Copyright © 2024 Masonry Advisory Council Unsubscribe Masonry Advisory Council 201 W. Prospect Ave. Mount Prospect, Illinois 60056 United States 1 (847) 297-6704 mhtml:file://C:\Users\jeff.TSS\AppData\Local\Microsoft\Windows\INetCache\Content.Outl... 4/8/2025  Le er to the Planning and Zoning Commi ee Date: April 26, 2025 Planning and Zoning Commission Board Members Village of Oak Brook 1200 Oak Brook Road Oak Brook, IL 60523 Subject: Immediate Ac on Requested to Correct F.A.R. Language Impac ng Property Values Dear Planning and Zoning Commission, I am writing to express my strong support for the staff's recommendation regarding the Floor Area Ratio (F.A.R.) amendment and to urge immediate corrective action. The staff's position is well-reasoned, supported by the Board, in line with Oak Brook's historical zoning practices, and necessary to protect the economic vitality of our community. It is important to note that only a few members of the PZC have blocked action on this matter since January, despite both staff and the Board's support for the correction. Their continued inaction is disappointing and increasingly harmful. For simple understanding: the staff is proposing a return to traditional F.A.R. standards that exclude fully below-grade basements. The restrictive F.A.R. language currently in place had never previously existed in Oak Brook until October 2024. The delay in applying the staff-supported changes is already causing signi icant harm to current residents. Every property currently listed for sale in Oak Brook is being negatively impacted. Home sales are proceeding at arti icially suppressed valuations due to the lawed F.A.R. language implemented at the end of October 2024. To underscore the urgency: homes in Oak Brook are now spending 45% longer on the market compared to same time last year, more than 5 times the national average increase of only 8.2%. This means the problem is Oak Brook speci ic and will continue to reverberate through our property market because online algorithms use these depressed sales to calculate future valuations. We urge the Commission to act swiftly during the May 2nd meeting and approve the staff recommendations. Correct this error before more Oak Brook residents suffer. For further detail, please reference the staff report PDF available or reach out to staff for assistance understanding the changes. Respectfully, Ardi Baftiri 27 Shef ield Ln., Oak Brook 630-202-5555 f ti f tt f ti f f tt  VILLAGE OF OAK BROOK Planning & Zoning Commission STAFF REPORT DATE: March 13, 2025 CASE NO: 2025-8-ZO-TA DESCRIPTION: Text Amendment to Zoning Regulations to exclude basements from Floor Area Ratio calculations. PETITIONER: Village of Oak Brook ADDRESS/LOCATION: NA EXISTING ZONING: NA Discussion: The Village of Oak Brook has initiated a petition for a text amendment to the Zoning Regulations, related to Floor Area Ratio (FAR) Regulations for residential districts. The Village adopted Text Amendments to the Zoning Regulations in 2024 that includes FAR for residential districts. The definition for Floor Area for Determining Floor Area Ratio includes the basement floor area which has been in the Village code since 1959. At the January 14, 2025 meeting, the Village Board discussed the inclusion of basement in the definition for determining FAR. The Board asserted that the inclusion of basement in the FAR does not impact the bulk of the structure and therefore may not be needed in the calculation. Existing definitions in the Village code. Section:13-2-2 FLOOR AREA RATIO: The numerical value obtained by dividing the floor area within a building or buildings on a lot by the area of such lot. (The floor area ratio as designated for each district, when multiplied by the lot area in square feet, shall determine the maximum permissible floor area for the building or buildings on the lot). FLOOR AREA FOR DETERMINING FLOOR AREA RATIO: The sum of the gross horizontal area of the several stories including the basement of a building, measured from the exterior faces of the exterior walls, or from the center lines of walls separating two (2) buildings. The floor area shall also include the horizontal areas on each story devoted to: a) elevator shafts and stairwells; b) mechanical equipment, except that located on roofs whether open or enclosed, i.e., bulkheads, water tanks, and cooling towers; c) habitable attic space as permitted by the building code of the Village; d) interior balconies and mezzanines; e) enclosed porches; and f) accessory uses. For Office and Business Districts, the horizontal area in every story of a building devoted to enclosed off-street parking and off-street loading facilities shall not be included in the floor area. FLOOR AREA FOR DETERMINING OFF-STREET PARKING AND LOADING REQUIREMENTS: Floor area when prescribed as the basis of determining off-street parking and off-street loading requirements shall be the sum of the gross horizontal area of the several stories of a structure taken 4 STAFF REPORT – VOB – CODE UPDATE TO ZONING REGULATIONS CASE NO. 2025-8-ZO-TA from glass line to glass line and including the structure's primary and permanent working area, but excluding the basement. Related definitions from building code- 2018 IRC Section R202* (see attached) BASEMENT: That portion of a building that is partly or completely below grade (see "Story above grade plane"). STORY ABOVE GRADE PLANE: Any story having its finished floor surface entirely above grade plane, or in which the finished surface of the floor next above is: 1. More than 6 feet (1829 mm) above grade plane; or 2. More than 12 feet (3658 mm) above the finished ground level at any point. *(Village adopted International Residential Code: 2021 edition) Historical definitions The definition for floor area for determining FAR was first adopted in 1959, then modified in 1966 and 1972. The definitions included basement area in the FAR calculations as shown below. Zoning Ordinance G-8, 1959 Section III 2 STAFF REPORT – VOB – CODE UPDATE TO ZONING REGULATIONS CASE NO. 2025-8-ZO-TA Zoning Ordinance G-60, 1966 Section XIV, B., # 53 & #54 Zoning Ordinance G-142, 1972 Section XIV, B., #54 3 STAFF REPORT – VOB – CODE UPDATE TO ZONING REGULATIONS CASE NO. 2025-8-ZO-TA Staff researched surrounding communities FAR regulations for residential districts (see attached) and found that out of 10 communities, only 3 communities use FAR and two of them include basement up to 50% in the FAR calculations. Also included is a spreadsheet of measurements from recent new construction and definition from International Residential Code (see attached). The Village code definition for Floor Area for Determining FAR includes basements, however, FAR was not used in residential districts until the Text Amendments were adopted in 2024. Regulating FAR is intended to protect the character of Oak Brook neighborhoods and commercial districts by regulating the bulk of buildings. Additionally, lot coverage and maximum principal area lot coverage were adopted in the Text Amendments to regulate the bulk. RESPONSIBILITIES OF HEARING BODIES: The Planning & Zoning Commission (P&Z) have the responsibility to make a recommendation on the request for a text amendment to the Zoning Ordinance. Please include in your consideration, your findings with respect to the standards specified in the Zoning Ordinance for amendments. The materials submitted and drafted by staff specifically address each of these zoning amendment standards. CONCLUSION: If the P&Z Commission concurs with the removal of basements from the FAR calculations, Staff requests that a recommendation to approve this Text Amendment in the draft dated February 28, 2025, be made in accordance with the accompanying zoning amendment factors. If the P&Z Commission prefer to further modify the proposed language or deny please provide findings of fact detailing the Commission’s concerns. Either recommendation will then be forwarded to the Village Board for further review, deliberation, and discussion. As always, please contact staff if you have any questions prior to Wednesday’s P&Z meeting. Respectfully Submitted, _________________ Rama Raman Village Planner 4  CERTIFICATE OF PUBLICATION Paddock Publications, Inc. DuPage County Daily Herald Corporation organized and existing under and by virtue of the laws of the State of Illinois, DOES HEREBY CERTIFY that it is the publisher of the DuPage County DAILY HERALD. That said DuPage County DAILY HERALD is a secular newspaper, published in Naperville, DuPage County, State of Illinois, and has been in general circulation daily throughout DuPage County, continuously for more than 50 weeks prior to the first Publication of the attached notice, and a newspaper as defined by 715 ILCS 5/5. I further certify that the DuPage County DAILY HERALD is a newspaper as defined in "an Act to revise the law in relation to notices" as amended in 1992 Illinois Compiled Statutes, Chapter 715, Act 5, Section 1 and 5. That a notice of which the annexed printed slip is a true copy, was published 03/14/2025 in said DuPage County DAILY HERALD. This notice was also placed on a statewide public notice website as required by 5 ILCS 5/2.1. BY ______________________________________________ Designee of the Publisher of the Daily Herald Control # 282131 3 2  ITEM 6.C.3. BOARD OF TRUSTEES MEETING SAMUEL E. DEAN BOARD ROOM BUTLER GOVERNMENT CENTER 1200 OAK BROOK ROAD OAK BROOK, ILLINOIS 630-368-5000 AGENDA ITEM Board of Trustees Regular Meeting of March 11, 2025 SUBJECT: VOB – Floor Area Ratio (F.A.R.) Definition – Zoning Regulations Text Amendment FROM: Rebecca Von Drasek, Development Services Director BUDGET SOURCE/BUDGET IMPACT: N/A RECOMMENDED MOTION: I move to refer the requested Text Amendment to the Planning & Zoning Commission for review and recommendation. Background/History: At the January 14, 2025 Village Board meeting there was a brief discussion on the inclusion of basements within the definition of Floor Area Ratio (F.A.R.). The discussion was in response to a Variation request for relief from the FAR standards at 23 Concord Drive. The Planning & Zoning Commission completed a review of that Variation request, and by a vote of 3 to 2 recommended denial of the Variation. Following the direction of the Village Board, staff has drafted a Text Amendment to further the discussion of the FAR standards and completed an analysis of historical definitions, surrounding communities, and recent Floor Area Ratio measurements of new construction. The proposal would remove basements from the FAR. Attached is the application and early analysis for the Village Board review. Recommendation: Staff recommends that the Village Board refer the Text Amendment to the Planning & Zoning Commission (P&Z) for public hearing, review, and recommendation. Attachments: 1. Exhibits 2. FAR in Comp. Communities 3. NEW RESIDENTIAL 2023 FAR 3.3.2025 4. NEW RESIDENTIAL 2024 FAR 3.3.2025 1 A B C DEFINITIONS ment level in an areaway and the outside ground level top of the roof rafters (see definition, “Story above would be considered a stairway. A series of steps grade plane”). between the floor of a story and a mezzanine within [RB] STORY ABOVE GRADE PLANE. Any story having that story would also be considered a stairway. its finished floor surface entirely above grade plane, or in [RB] STAIRWAY, SPIRAL. A stairway with a plan view of which the finished surface of the floor next above is either of closed circular form and uniform section-shaped treads radi- the following: ating from a minimum-diameter circle. 1. More than 6 feet (1829 mm) above grade plane. ❖ This definition determines the specific plan view geometry for the type of stairs that are to be regulated 2. More than 12 feet (3658 mm) above the finished by Section R311.7.10.1. These space-saving stairs ground level at any point. have a preferred walking path at the outside perimeter. ❖ The code defines a “Story above grade plane” as any This definition is not intended to restrict the use of a story having its finished floor surface entirely above center column in spiral stairs. grade. However, the critical part of the definition [RE] STANDARD REFERENCE DESIGN. For the defini- involves whether a basement is a story above grade. A tion applicable in Chapter 11, see Section N1101.6. level that is a story above grade may be either an inhabited story or unused under-floor space. Two cri- [RB] STANDARD TRUSS. Any construction that does not teria are important to the determination of whether a permit the roof-ceiling insulation to achieve the required R- given floor level is a story above grade or a basement: value over the exterior walls. ❖ The term “standard truss” describes typical roof truss 1. If the finished floor above the level under con- construction where the insulation cannot achieve the sideration or above the under-floor space is necessary R-value mandated for the roof-ceiling more than 6 feet (1829 mm) above the grade assembly. plane as defined in Section R202, the level under consideration is a story above grade. [MP] STATIONARY FUEL CELL POWER PLANT. A self-contained package or factory-matched packages that 2. If the finished floor level above the level under constitute an automatically-operated assembly of integrated consideration or above the under-floor space is systems for generating useful electrical energy and recover- more than 12 feet (3658 mm) above the fin- able thermal energy that is permanently connected and fixed ished ground level at any point, the floor level in place. under consideration or the under-floor space is a story above grade. ❖ Fuel cells generate electricity from hydrocarbon fuels and, when pure hydrogen is used, release water and Conversely, if the finished floor level above the heat as the only by-products (see commentary, Sec- level under consideration is 6 feet (1829 mm) or less tion M1903 for a description of the conversion pro- above the grade plane, and is 6 feet (1829 mm) or cess). Stationary fuel cell appliances cannot exceed less above the finished ground level for more than 50 1,000 kW of power output, listed and tested in accor- percent of the perimeter and does not exceed 12 feet dance with ANSI Z21.83 and installed in accordance (3658 mm) at any point, the floor level under with NFPA 853 and the manufacturer’s instructions. consideration is a basement. Or, described a bit These appliances may be independent of or con- differently, a basement is a floor level that does not nected to the local electrical power grid and may be qualify as a story above grade. Commentary Figure fueled by fuel tanks or permanent piping systems. R202(15) illustrates the definition of “Story above grade plane.” [MP] STORM SEWER, DRAIN. A pipe used for convey- ing rainwater, surface water, subsurface water and similar liq- [RB] STRUCTURAL COMPOSITE LUMBER. Structural uid waste. members manufactured using wood elements bonded together with exterior adhesives. ❖ This is the general term used to describe the piping that conducts rainwater or surface-water waste from Examples of structural composite lumber are: structures to the point of disposal. Laminated strand lumber (LSL). A composite of wood [RB] STORY. That portion of a building included between strand elements with wood fibers primarily oriented along the upper surface of a floor and the upper surface of the floor the length of the member, where the least dimension of the or roof next above. wood strand elements is 0.10 inch (2.54 mm) or less and their average lengths are not less than 150 times the least ❖ A story is that portion of a building from a floor surface dimension of the wood strand elements. to the floor surface or roof above. In the case of the topmost story, the height of the story is measured from Laminated veneer lumber (LVL). A composite of wood the floor surface to the top of the ceiling joists of an veneer elements with wood fibers primarily oriented along attic. Where a ceiling does not create an attic, such as the length of the member, where the veneer element thick- a cathedral ceiling, the story height is measured to the nesses are 0.25 inch (6.4 mm) or less. 2-40 2018 IRC® CODE and COMMENTARY D  DEFINITIONS Oriented strand lumber (OSL). A composite of wood plastic core securely laminated between two thin, rigid wood strand elements with wood fibers primarily oriented along structural panel facings. the length of the member, where the least dimension of the ❖ Structural insulated panels are construction elements wood strand elements is 0.10 inch (2.54 mm) or less and composed of solid-core insulation panels enclosed their average lengths are not less than 75 times and less within structural wood-panel membranes. These pan- than 150 times the least dimension of the wood strand ele- els are fabricated at the factory, then brought to the job ments. site and installed. Parallel strand lumber (PSL). A composite of wood [RB] STRUCTURE. That which is built or constructed. strand elements with wood fibers primarily oriented along the length of the member, where the least dimension of the ❖ This definition is intentionally broad so as to include wood strand elements is 0.25 inch (6.4 mm) or less and within its scope—and therefore the scope of the code their average lengths are not less than 300 times the least (see Section R101.2)—everything that is built as an dimension of the wood strand elements. improvement to real property. See also the definition for “Building” for the difference between a building and ❖ ASTM D5456 is the standard by which structural com- structure. posite lumber is evaluated. This definition is consistent with the types of structural composite lumber defined [RB] SUBSOIL DRAIN. A drain that collects subsurface in ASTM D5456. These products are being used as water or seepage water and conveys such water to a place of beams, headers, long length studs, floor and roof disposal. framing and other applications where high strength, ❖ These drains are generally installed adjacent to the long length and/or dimensional stability make the use foundation footing of a building. They are intended to of structural composite lumber more desirable than alleviate problems caused by subsurface (ground) sawn lumber. water. Additionally, any other piping that collects either [RB] STRUCTURAL INSULATED PANEL (SIP). A subsurface water or seepage would be termed a sub- structural sandwich panel that consists of a lightweight foam soil drain as well. For SI: 1 inch = 25.4 mm, 1 foot = 304.8 mm. Commentary Figure R202(15) THREE-STORY BUILDING 2018 IRC® CODE and COMMENTARY 2-41  FAR in Illinois Municipalities FAR used in Saitwells, Residential Basement included Mechanical, Shafts Parameters for bulk control in Municipality Districts in FAR definition included in FAR Residential districts Gurnee NO N/A N/A FAR was removed in 2015. Maximum Impervious Surface Ratio , Maximum Building Height , Maximum Building Coverage ,and setbacks are used. Long Grove NO YES YES Maximum impervious surface coverage and setbacks is used. FAR not used. Vernon Hills YES NO N/A Building height, setbacks and FAR is used. No basement. Lot coverage (including impervious surface), setbacks, building height is used. Basements included up to 0.50 FAR. Basements shall not be included in the gross floor area, provided the height to the underside of the ceiling joist is four (4) feet or less above grade. The gross floor area for Barrington YES up to 0.50 FAR YES NO basements having a height to the underside of the ceiling joists of greater than four (4) feet above grade at the highest point shall be computed on a prorated basis as follows: a. Greater than 4 feet above grade to 7 feet above grade: 0.25 x basement floor area b. Greater than 7 feet above grade: 0.50 x basement floor area Setbacks, maximum building coverage (% of YES lot, principal + accessory), building height is Downers Grove NO YES Stairwells and Elevator used. FAR used only for R-6 and non- shafts residential. Basement included. Elmhurst NO YES YES Setbacks, maximum lot coverage, building height is used. FAR not used. Maximum building coverage, maximum total accessory uses(%), maximum lot coverage, Hinsdale YES YES up to 50% N/A setbacks and FAR is used. Basement included up to 50%. Lombard NO YES N/A Setbacks, building height, minimum required open space is used. FAR not used. Setbacks and height used in Residential Naperville NO YES YES districts. FAR not used. Schaumburg YES YES YES Maximum lot coverage, setbacks, building height and FAR is used. E  NEW RESIDENTIAL SINGLE FAMILY - 2023 PRINCIPAL TOTAL HOMEOWNERS ASSOCIATION ZONING LOT AREA PRINCIPLE FLOOR AREA ISSUED PERMIT # ADDRESS GENERAL CONTRACTOR STRUCTURE LOT FLOORS (HOA) DISTRICT (SF) STRUCTURE (SF) RATIO (FAR) COVERAGE (%) AREA 2/27/2023 22-1-913 27 CAMBRIDGE DR Brook Forest LIV MODERN R-4 17,014 4,282 25 9,531 0.56 3/10/2023 23-1-013 9 WINDSOR DR York Woods LIV MODERN R-3 21,875 6,133 28 7,886 0.36 3/22/2023 22-1-947 6 BRIGHTON LN York Woods ROSE NEXUS DEV R-3 22,281 3,985 18 8,464 0.38 4/7/2023 22-1-020 4014 ADAMS RD Fullersburg Woods Area TCI CONTRACTORS, LLC R-2 28,314 3,629 13 Assoc. 4/10/2023 22-1-848 1020 35TH ST Fullersburg Woods Area DAVE KNECHT COMMERCIAL R-1 78,710 6,139 8 10,967 0.14 Assoc 5/2/2023 23-1-042 5 ROYAL VALE DR Ginger Creek BIG SKY CUSTOM HOMES R-2 51,401 6,058 12 14,821 0.29 5/11/2023 22-1-821 408 CANTERBERRY LN Fullersburg Woods Area EBLA BUILDERS R-2 43,558 7,054 16 Assoc 5/24/2023 22-1-961 26 YORKSHIRE WOODS Yorkshire Woods NICHOLAS ROZDOLSKY R-3 15,981 3,687 23 7,357 0.46 Replaced by Larry Robins ICC 6/7/2023 22-1-702 16 TEMPLETON CT Templeton Reserve SOMERSET BUILDERS R-1 91,829 6,299 7 13,828 0.15 6/28/2023 22-1-746 1 TEMPLETON DR Templeton Reserve MONDO BUILDERS INC R-1 110,642 5,525 5 8,131 0.07 7/27/2023 BP-23-202 121 INDIAN TRAIL RD Hunter Trails Patrick J Murphy R-2 45,738 4,738 10 12,596 0.28 8/11/2023 BP-23-122 402 LUTHIN RD Fullersburg Woods Area LIV MODERN R-2 39,043 3,751 10 9,777 0.25 Assoc 8/11/2023 22-1-070 3024 MEYERS RD CREBER CONSTRUCTION INC. R-2 20,488 2,899 14 7,226 0.35 8/22/2023 BP-23-233 2903 OAK BROOK HILLS RD Oak Brook Hills Rd. Tiburon Homes LLC R-2 114,024 5,263 5 11,805 0.10 AVERAGE 15 0.28 F  NEW RESIDENTIAL SINGLE FAMILY-2024 PRINCIPAL FLOOR PRINCIPLE STRUCTURE TOTAL HOMEOWNERS ZONING LOT AREA AREA ISSUED PERMIT # ADDRESS GENERAL CONTRACTOR STRUCTURE LOT FLOORS ASSOCIATION (HOA) DIST (SF) RATIO (SF) COVERAGE AREA (FAR) (%) 1/16/2024 BP-23-429 3712 ADAMS RD Fullersburg Woods Area Brat Capital Partners R-1 101,228 8,841 9 9,154 0.09 Assoc 1/26/2024 BP-23-600 12 HUNT CLUB LANE HOYD Builders Inc R-1 86,972 12,126 14 21,563 0.25 1/29/2024 BP-23-617 31 ROBINHOOD RANCH Robinhood Ranch Matthies Builders, Inc. R-2 24,072 4,808 20 7,045 0.29 2/5/2024 BP-23-491 222 OAKBROOK RD j century construction inc R-1 91,019 7,175 8 11,661 0.13 2/6/2024 BP-23-609 13 TEMPLETON DR Templeton Reserve Greenside Design Build R-1 140,237 6,837 5 15,793 0.11 3/5/2024 BP-23-713 2901 AVE. LORIE Chateaux Woods Hinsbrook Construction Inc. R-2 43,585.91 5,497.68 13 8,466 0.19 4/11/2024 BP-23-803 3 BERSEEM CT Ginger Creek LivModern, LLC R-2 41,205 3,447 8 8,470 0.21 5/31/2024 BP-23-239 4 TEMPLETON DR Templeton Reserve Bloomfield Construction R-1 93,572 6,010 6 13,150 0.14 BIG SKY CUSTOM HOMES R-3 27,005 3,014 11 8,776 0.32 7/1/2024 BP-24-254 3020 COOLIDGE ST Greenside Design Build R-1 154,638 7,154 5 15,804 0.10 7/3/2024 BP-24-202 9 TEMPLETON DR Templeton Reserve GlenHaven Builders, Inc. R-2 50,701 7,006 14 14,510 0.29 7/10/2024 BP-24-186 2 OAK CT Oak Brook Lakes Aspen Const R-3 28,314 5,332 19 11,822 0.42 7/16/2024 BP-24-237 303 MIDWEST CLUB PKWY Midwest Club Meadowbrook Builders, LLC R-2 57,935 3,887 7 10,093 0.17 7/17/2024 BP-24-84 324 OAK BROOK RD McNaughton Brothers Construction R-2 48,352 5,060 10 11,301 0.23 7/31/2024 BP-23-347 405 OAK BROOK RD Fullersburg Woods Area Assoc Renove LLC R-2 66,647 3,765 6 9,233 0.14 8/8/2024 BP-24-145 7 YORK LAKE CT Fullersburg Woods Area Assoc HJH Homes,Inc. R-2 45,427 6,751 15 11,822 0.26 8/14/2024 BP-24-148 3050 HUNT CLUB DR AVERAGE 11 0.21 G April 26, 2025 VILLAGE OF OAK BROOK – ENGINEERING REVIEW PROJECT PERMIT NO. REVIEW NO. STATUS 3500 Madison Street – Consolidation Plat 2025 09 SR FP 3 Not Approved EZA Engineering received the following permit submittal documents on April 25, 2025: DOCUMENT PREPARED BY SHEETS DATE Final Plat of 3500 Madison Consolidation Nekola Survey 1 4-18-25 The above documents have been reviewed for compliance with the Village Code of Oak Brook (Village Code) and the Village of Oak Brook Stormwater and Flood Plain Ordinance (VOBSFPO). Please consider the following comments: GENERAL COMMENTS 1. A Preliminary Plat, Subdivision Improvement Agreement, and Performance Guarantee are not required for this lot consolidation as there are no required land improvements. Please note that permits applications have been submitted to the Village for the demo of the existing residence and the construction of a new single family residence on this development site. A response to this comment is not necessary. FINAL PLAT OF 3500 MADISON CONSOLIDATION 2. Title 14-4-2.D.6 – Revise the Sanitary District Certificate to match the Village standard language found in 14-7-5. Language is provided below for reference: SANITARY DISTRICT CERTIFICATE STATE OF ILLINOIS ) ) SS COUNTY OF DUPAGE ) I, , Secretary of the Sanitary District, DuPage County, Illinois, hereby certify that there are no delinquent or unpaid current or forfeited special assessments or any deferred installments thereof that have been confirmed against the tract of land included in the plat. Dated at , Illinois, this day of , 20 . Secretary 3. Title 14-4-2.D.9 – Revise the Planning & Zoning Commission Certificate to the match the Village standard language found in 14-7-5. Language is provided below for reference: PLANNING & ZONING COMMISSION CERTIFICATE STATE OF ILLINOIS ) ) SS COUNTY OF DUPAGE ) Approved by the Planning & Zoning Commission of the Village of Oak Brook, DuPage County, Illinois, this day of , 20 . Chairman EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com April 15, 2025 VILLAGE OF OAK BROOK – ENGINEERING REVIEW PROJECT PERMIT NO. REVIEW NO. STATUS 3500 Madison Street – Consolidation Plat 2025 09 SR FP 2 Not Approved EZA Engineering received the following permit submittal documents on April 11, 2025: DOCUMENT PREPARED BY SHEETS DATE Final Plat of 3500 Madison Consolidation Nekola Survey 1 4-11-25 The above documents have been reviewed for compliance with the Village Code of Oak Brook (Village Code) and the Village of Oak Brook Stormwater and Flood Plain Ordinance (VOBSFPO). Please consider the following comments: GENERAL COMMENTS 1. A Preliminary Plat, Subdivision Improvement Agreement, and Performance Guarantee are not required for this lot consolidation as there are no required land improvements. Please note that permits applications have been submitted to the Village for the demo of the existing residence and the construction of a new single family residence on this development site. A response to this comment is not necessary. 2. Provide an itemized comment response letter in the next submittal. FINAL PLAT OF 3500 MADISON CONSOLIDATION 3. The Nekola Survey logo is blocking important plat information in the lower left corner of the plat. Please revise so all text is legible, as intended. 4. Title 14-4-2.B.2 – It does not appear the legal description from the Wolf Pack Consulting plat of survey (west lot) was added to the final plat. Please include as part of the legal description at the top of the sheet. The Wolf Pack Consulting plat is attached for reference. 5. Title 14-4-2.C.1 – The perimeter of the consolidated lot is unclear as the lineweight and linestyle matches that of several other lines on the plat. Please make the consolidated lot line bold and easy to identify. 6. Title 14-4-2.D.3 – Revise the Surveyor’s Certificate to include the revised legal description (see comment #4 above). 7. Title 14-4-2.D.6 – Revise the Sanitary District Certificate to identify the Flagg Creek Water Reclamation District. The certificate also states it is dated at Flagg Creek Water Reclamation District, Illinois. Revise as this is intended to be the city (Burr Ridge) within Illinois. 8. Title 14-4-2.D.8 – The Certificate As To Special Assessments still references the Collector for the Village of Oak Brook. Revise to reference the Village Treasurer instead of the Collector. 9. Title 14-4-2.D.9 – Change Plan Commission to Planning & Zoning Commission. EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com April 5, 2025 VILLAGE OF OAK BROOK – ENGINEERING REVIEW PROJECT PERMIT NO. REVIEW NO. STATUS 3500 Madison Street – Consolidation Plat 2025 09 SR FP 1 Not Approved EZA Engineering received the following permit submittal documents on April 2, 2025: DOCUMENT PREPARED BY SHEETS DATE Final Plat of 3500 Madison Consolidation Nekola Survey 1 3-27-25 Plat of Survey Wolf Pack Consulting 1 1-17-24 Plat of Survey David A. Ring Associates 1 1-24-24 The above documents have been reviewed for compliance with the Village Code of Oak Brook (Village Code) and the Village of Oak Brook Stormwater and Flood Plain Ordinance (VOBSFPO). Please consider the following comments: GENERAL COMMENTS 1. A Preliminary Plat, Subdivision Improvement Agreement, and Performance Guarantee are not required for this lot consolidation as there are no required land improvements. Please note that permits applications have been submitted to the Village for the demo of the existing residence and the construction of a new single family residence on this development site. A response to this comment is not necessary. 2. Provide an itemized comment response letter in the next submittal. FINAL PLAT OF 3500 MADISON CONSOLIDATION 3. Title 14-4-2.B.2 – Please review and revise the legal descriptions provided at the top of the sheet.  For example, Parcel 2 refers to the east 112 (of the vacated alley…, but it should be the east ½ (of the vacated alley…  The provided legal descriptions only appear to be for the land shown on the David A. Ring Associates plat of survey. Please make sure the Wolf Pack Consulting legal description is also included. 4. Title 14-4-2.B.5 – Indicate the date of preparation. 5. Title 14-4-2.C.4 – Show all sections lines tied to the lines of the subdivision by distances and angles. 6. Title 14-4-2.C.7 – Indicate the location of all iron stakes and permanent markers to be set by the surveyor. 7. Title 14-4-2.C.9 – Remove the Declaration of Restrictive Covenants and the Easement Provisions. 8. Title 14-4-2.D.1 – Revise the Owner’s Certificate to match the language provided in Title 14-7-5. The easement provisions do not need to be included as there are no required easements to be granted. Additionally, the school district statement can be included within the Owner’s Certificate or as a standalone School District Certificate. 9. Title 14-4-2.D.2 – Revise the Notary Certificate to match the language provided in Title 14-7-5. 10. Title 14-4-2.D.3 – Revise the Surveyor’s Certificate to match the language provided in Title 14-7-5. The legal description shall be revised as required (see comment #1 above). The subdivision is not located within a special flood hazard area. EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com Engineering Review – Page 2 11. Title 14-4-2.D.6 – Revise the Sanitary District Certificate to match the language provided in Title 14- 7-5. The sanitary district in this area is the Flagg Creek Water Reclamation District. 12. Title 14-4-2.D.7 – Remove the Director of Community Development certificate and replace it with the Village Engineer’s Certificate. Language is provided in Title 14-7-5. 13. Title 14-4-2.D.8 – Remove the Village Collector Certificate and replace it with the Certificate As To Special Assessments. Language is provided in Title 14-7-5. 14. Title 14-4-2.D.9 – Add the Plan Commission Certificate to the plat. The language shall be revised to replace Plan Commission with Planning & Zoning Commission. 15. Title 14-4-2.D.10 – Add the Village Clerk’s Certificate. Language is provided in the Title 14-7-5. 16. Title 14-4-2.D – Revise the School District Certificate to match the language provided in Title 14-7- 5. 17. Title 14-4-2.D – Remove the Drainage Certificate. It is not necessary as there are no required land improvements associated with this consolidation. EZA Engineering PLLC | 318 W. Half Day Road, #253 | Buffalo Grove, Illinois 60089 | 847 257 5414 | jamie@ezaeng.com