South Cook News

City of Oak Forest Planning & Zoning Commission met June 4

Here are the minutes provided by the commission:

The Planning & Zoning Commission meeting was called to order at 7:02 p.m. by Chairman Ziak.

Pledge of allegiance.

PRESENT: Chairman Ziak

Commissioner Larson

Commissioner Ater

 Commissioner LaRoche

Commissioner McGrath

Commissioner Forbes

Commissioner Bittner

Commissioner Guisinger

Staff Member Paul Ruane

Staff Member Hunter Heyman

City Clerk/Executive Assistant Nicole Tormey

ABSENT: Commissioner Runge

1. ZC# 25-12 15048 S. Cicero – Zoning Map Amendment: PUBLIC HEARING – The applicant requests review and recommendation of approval of a zoning map amendment from O1 – Office District to C3 – Central Business District at 15048 S. Cicero Avenue.

Community Planner Hunter Heyman reported zoning case 12 and 13 are for the same property. There will be one presentation for both items. The site is approximately one acre, 43,000 square feet. It is partially occupied by Applied Graphic Solutions which uses the space as a workshop and display space with a vacant store in front and vacant 2nd story residential unit. The proposed rezoning and mixed use aligns with the comprehensive plan approved for the area. The applicant proposes a Pace bus stop and is working with IDOT to paint a crosswalk across Cicero. They have already made landscaping improvements. The request is to rezone from O1, Office District, to C3, Central Business District. All the standards have been met. The request for a Special Use Permit is to allow residential. The Special Use is conditional on adding covered bus stop on Cicero, painting crosswalk across Cicero and providing a plat of consolidation.

Chairman Ziak asked if IDOT will add a pedestrian signal to cross Cicero using the crosswalk. Hunter replied yes they are working with IDOT. Chairman Ziak asked if the storage area on the 2nd floor will be for the tenant. Hunter answered yes.

Commissioner Guisinger asked if the residential will be exclusively for an employee. Hunter replied it is not a requirement but that is what is proposed. Commissioner  Guisinger asked about the stairwell. Hunter replied a new door will be added. Paul Ruane added there will be a stairwell that will have direct access on the south side of the building. The approval for a tenant does not have exclusivity.

Chairman Ziak asked if there will be a dedicated parking space for the tenant. Hunter replied there is no condition for resident parking. Paul Ruane mentioned there will be commercial retail in the front and it is something to think about.

Commissioner LaRoche inquired about the details of the existing bridge and the roof of it. Hunter stated the roof has been repaired and repainted. There are plans for more upgrades.

Chairman Ziak asked if the secondary lot can be built on. Hunter answered no. It will always be a parking lot or can be used for a pop-up event or something of that nature. Paul added it will also be utilized for the future bike trail that will be connecting to Cicero Avenue on 151st Street.

Commissioner Forbes asked for clarification in the agenda packet, page 3 states C4. It should be C3. He also clarified that the proposed building layout did not have a Building or Fire Department review yet. It will require a building permit for the remodel to meet the current building and fire codes. What is on the preliminary layout might not end up looking exactly like that.

Chairman Ziak asked for any other questions. Seeing none. He invited the applicant to speak.

Applicant, Ghassan Ballut, approached the podium. Chairman Ziak swore him in. He thanked the Commission for their review. He stated they have already removed 20-25 trees and made sure the bridge is up to standards. He stated they will designate parking spaces for the potential resident. As far as retail, they are looking into doing training classes for manufacturers. They would like to incorporate training for high school. They are looking to be proactive in Oak Forest.

Commissioner Larson asked how many employees they have. Mr. Ballut stated at this time it is just himself and occasionally some help on projects. As far as future full time he can employ up to 3 to 4 people. Commissioner Larson asked how long he has been there. Mr. Ballut stated about a year and a half.

Commissioner Forbes asked if he owns the property or rents. Mr. Ballut stated he rents. 

Chairman Ziak opened the meeting to public comment. Brett O’Donnell, condo president for 15208 S. Cicero, approached the podium. Chairman Ziak swore him in. Mr. O’Donnell wanted to make sure they are not looking to rezone north of the property. Paul Ruane stated it is just the specific property. Mr. O’Donnell asked about landscaping and the water drainage issues between the two  buildings. He asked for a different drainage system. Chairman Ziak stated it could be addressed through the site plan and the Building Department. Mr. O’Donnell stated there is a piece of a sidewalk between the two properties on Cicero Avenue that looks like a sinkhole. He does not know what to do about it. Paul stated he would give him a card and would get him in contact with Public Works.

Chairman Ziak closed public hearing. He asked for additional questions. Seeing none. Chairman Ziak asked for a motion to approve. Commissioner Guisinger made the motion. Commissioner Ater seconded.

Roll call.

Motion carried 8-0, 1 absent.

Paul Ruane stated the final determination will before City Council on June 10 at 7:30.

2. ZC# 25-13 15048 S. Cicero – Special Use Permit: PUBLIC HEARING – The applicant requests review and recommendation of approval of a Special Use Permit for a residential dwelling unit on commercial property located in the C3 – Central Business District at 15048 S. Cicero Avenue.

Community Planner Hunter Heyman reported this is a request to activate what already exists at the site.

Chairman Ziak asked for any questions from the Commissioners.

Commissioner Forbes asked for clarification on the conditions of the Pace bus stop and crosswalk. Hunter replied yes they will have one year for the Pace bus stop and crosswalk and six months to consolidate the plat. The wording in the Resolution states pending IDOT.

Chairman Ziak opened the meeting for public hearing. None. Closed public hearing.

Chairman Ziak asked for a motion to approve zoning case 12-13. Commissioner McGrath made the motion. Commissioner Guisinger seconded.

Roll call.

Motion carried 8-0, 1 absent.

Paul Ruane stated the final determination will before City Council on June 10 at 7:30.

Chairman Ziak asked for a motion to approve the April 16 and May 21, 2025 minutes.

Commissioner Forbes made the motion. Commissioner Ater seconded.

Roll call.

Motion carried 5-0-3, 1 absent.

Chairman Ziak opened the meeting for public comment. Seeing none.

Hunter Heyman gave a presentation on possible code updates. There was a discussion regarding parking requirements, shed/garage requirements, use table and granny flats/coach houses. Further discussion will be held in two weeks.

Chairman Ziak asked for a motion to adjourn. Commissioner Ater made the motion.

Commissioner Forbes seconded. 

All in attendance answered aye.

Meeting adjourned at 8:00 p.m.

http://www.oak-forest.org/AgendaCenter/ViewFile/Agenda/_06182025-2142