South Cook News

City of Oak Forest Planning & Zoning Commission met Aug. 6

Here are the minutes provided by the commission:

The Planning & Zoning Commission meeting was called to order at 7:01 p.m. by Chairman Ziak.

Pledge of allegiance.

PRESENT: Chairman Ziak

Commissioner Ater

Commissioner Bittner

Commissioner Forbes

Commissioner Guisinger

Commissioner Larson

Commissioner LaRoche

Commissioner Runge

Staff Member Paul Ruane

Staff Member Hunter Heyman

ABSENT: Commissioner McGrath

1. ZC #25-19 4152 W. 167th Street – Sign Variance: PUBLIC HEARING -The applicant requests review and recommendation of approval of a variation request to allow five signs where three are allowed in the C2 – General Service Commercial District

Community Planner Hunter Heyman gave a presentation on the proposal for a sign variation at the Dunkin Donuts on 167th Street, which included a remodel aligning with brand identity and the addition of Baskin Robbins signs. The current sign code allows for one primary and two accessory signs, but the proposal requested five signs.

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

Commissioner LaRoche made the motion. Commissioner Larson seconded.

Roll call.

Motion carried 8-0-0, 1 absent.

2. MjrDR #25-02 4152 W 167th Street – Major Design Review Permit: PUBLIC MEETING - The applicant requests review and approval of a Major Design Review Permit in the C2 – General Service Commercial District.

Commissioner Larson said if this is the style of Dunkin why not approve it.

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

Commissioner Larson made the motion. Commissioner Guisinger seconded.

Roll call.

Motion carried 8-0-0, 1 absent.

3. ZC #25-22 15360 Cicero Avenue – Special Use Permit: PUBLIC HEARING - The applicant requests review and recommendation of approval of a special use permit to allow an automobile dealership in the C3 – Central Business District.

Hunter described the site plan and proposal for an auto dealership at this location, highlighting how the proposed use isn’t pushing for a walkable Cicero Avenue, but will bring tax revenue to the city.

Commissioner Forbes highlighted that there was a multitude of code violation on the site Commissioner Guisinger asked if we say yes to this are we opening the door to removing ourselves from the comprehensive plan?

Hunter responded that this would not be a very large departure, and there’s definitely a lot on this site that could be done to improve the pedestrian experience. Additionally, Cicero Avenue as a five lane arterial is doing more for hurting our vision of a walkable Oak Forest than this site.

Chairman Ziak asked what is the plan was to improve screening from the residential area? 

Hunter responded that the applicant has already installed an opaque fence behind the parking area.

Chairman Ziak asked what’s the max number of cars they can have on the lot.

Hunter said there is no maximum amount of cars they can have on that back lot.

Chairman Ziak shared that the previous special use limited the number of cars to 50. And Asked if anyone had an issue with that?

Commissioner Larson asked if it’s a new or use car dealership.

The applicant shared it was a used car-dealership.

Commissioner Guisinger recalled that the previous condition on churn for vehicles in the lot and asked if we could maintain that?

Paul Ruane, Assistant Director of Community Development, shared that this was for Sergio’s which wasn’t the auto dealership, but the auto repair place and it was done with the goal of not having junk vehicles back there.

Chairman Ziak, expressed his concern on how that would be enforced.

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

Chairman Ziak offered the applicant a chance to speak

Chairman Larson asked the applicant if the violations would be taken care of before you opened.

The applicant said they would

Chairman LaRoche asked about the chain link fence

Chairman Forbes said it was one of the violations

The applicant said they can remove the fence.

Commissioner Bittner made the motion. Commissioner Ater seconded.

Roll call.

Motion carried 7-1-0, 1 absent.

4. ZC# 25-21 147th and Ridgeland – Preliminary Planned Unit Development: PUBLIC HEARING - The applicant requests review and recommendation of approval of a preliminary planned unit development to allow 57 townhomes in the R2-Single Family District.

Hunter presented on site plan, unit design, and financial benefits of the city for this project.

Commissioner Guisinger asked about the financial cost and benfits of this development Hunter responded that the financial analysis shows that the property is a net gain to the city in terms of the financial benefit of the city.

Chairman Ziak asked if it was private or public roads

The applicant responded they would be private, and Hunter added that the city usually plans for the roads to be public in the future regardless because the HOA can go bankrupt and then the city would be on the hook.

Chairman Ziak opened the meeting for public comment.

Linda Edward shared concerns around stormwater, floodplain, west ditch culverted and over to Daniels Pond. She also FEMA map updates, and urged any approved use not to negatively impact homes.

Additionally, she shared that there have been many sewer breaks in the area because the pipe is undersized.

Pam Lyon expressed her concern for the new development.

Bill Czanikowski shared his concerns about flooding and being in the flood plain, as well as traffic safety around the 147th street and Ridgeland intersection.

Eric Hampton expressed concern over the standards in the staff report.

Tim Daggy shared his concern over the height of the building.

Marie Mosqueda asked about the need for more townhomes.

Bill Czanikowski asked about tabling this item.

Chairman Ziak reiterated that this is a preliminary meeting and that this would not constitute final approval.

Eric Hampton shared his concerns around having a vote on this item and moving it forward.

Hunter acknowledged the concerns of the residents and shared that the city would look at updated the PUD process in the future.

Mary Busel asked if anyone had walked the property Alderman Emit shared that he thinks R2 means R2.

Pam Lyon shared she does not want this project

Chairman Ziak asked the applicant if he wished to speak

Juan Gonzales, the principle of architecture shared he wants to hear the feedback from residents and the plans for the site.

Anthony Chimera asked about the community benefits?

Commissioner Larson asked about it being R2 versus R6, and proposed tabling the plan.

Commissioner Forbes made a motion to approve. Commissioner Runge seconded.

Roll call.

Motion carried 0- 8- 0, 1 absent. The motion was denied. This will go to City Council with a negative recommendation.

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

Commissioner LaRoche seconded.

All in attendance answered aye.

Meeting adjourned at 8: 39 p. m.

http://www.oak-forest.org/AgendaCenter/ViewFile/Minutes/_08062025-2174