Dupage Policy Journal

City of Elmhurst Development, Planning, & Zoning Committee met March 24

Here are the minutes provided by the committee:

1. Call to Order

Chair Jensen called the meeting to order at 7:00 p.m.

2. Roll Call

Present: Jensen, Veremis, Park

Absent: None

Staff Present: Bereckis (part), Franz, Gal, Grabowski (part), Kransberger, Johnson (part)

Elected Officials: Nardini (part), Irby (part)

3. Receipt of Written Communications

None

4. Public Comments

None

5. Business Before the Committee

A. Development, Planning & Zoning Committee Meeting Minutes March 10, 2025

Alderman Veremis made a motion to approve the minutes of the DP&Z Committee on March 10, 2025.  Alderman Park seconded. Voice Vote. Motion passed.

B. Case 25 ZBA 03 - Roth Variation - 256 E. Adelia

CP Franz summarized the request for side yard setback. The Committee reviewed the Zoning and Planning Commission findings and concurred with the Commission in recommending approval.

Alderman Park made a motion to approve a report recommending approval of the variation request for a side yard setback for the property commonly known as 256 E. Adelia Avenue. Alderman Veremis seconded. Roll call vote as follows:

Ayes: Park, Veremis, Jensen

Nayes: None

Absent: None

Motion passed.

C. Case 24 P 08 - Honda on Grand Conditional Use for Final PUD and Pylon Sign- 300 W. Grand

ACP Gal summarized the request and noted that the Zoning & Planning Commission found the final plans to be substantially in conformance with the preliminary plans submitted. Alderman Veremis made a motion to approve a report recommending approval of the conditional use permit for Final Planned Unit Development for the property commonly known as 300 W. Grand Avenue. Alderman Park seconded.

Ayes: Veremis, Park, Jensen

Nayes: None

Absent: None

Motion passed.

D. Case 25 P 01 - Edward Elmhurst Health PUD, Map Amendment, Subdivision - 1100 S York

CP Franz summarized the requests stating that the amended PUD incorporates 3 unincorporated residentials parcel (to be annexed).

The Committee agreed that moving the building, lowering the building height, and incorporating the 3 adjacent parcels will result in a better project. Alderman Veremis asked about the access points, sidewalk connections, and signage. It was discussed that the Z&P Commission did not recommend approval of the 10-foot ground  sign at Lexington. The Committee agreed that traffic should be directed towards the right-in/right-out at York and the Lexington sign may encourage vehicles driving south to turn in sooner.

The Committee requested that the developer consider a RRFB at the pedestrian crossing at Harvard. Brendan May, KLOA, stated that they can evaluate the criteria for a RRFB similar to what they’ve done across the City.

Alderman Jensen asked about the photos submitted and flooding in the ditch along Kendall Avenue. Steve Kranenborg, V3, stated that this will be addressed as part of their engineering review with the City.

Alderman Park made a motion to approve a report recommending approval of the requests in Case 25 P 01 for a map amendment, Plat of Subdivision, and Conditional Use Permit for an amended Preliminary and Final Planned Unit Development with site development allowances at the property commonly known as 1100 S. York Street, 0S551 Kendall Avenue, 0S561 Kendall Avenue, and 0S571 Kendall Avenue in Elmhurst, Illinois. Alderman Veremis seconded. Roll call vote as follows:

Ayes: Park, Veremis, Jensen

Nayes: None

Absent: None

Motion passed.

E. Petition for Annexation and Annexation Agreement - 0S551 Kendall Ave., (PIN) 06-13-305-015; 0S561 Kendall Ave., (PIN) 06-13-305-006; 0S571 Kendall Ave., (PIN) 06-13-305-007

CP Franz summarized the request for annexation. It was noted that the applicant will enter into an annexation agreement with the City to address certain improvements to the public right of way. There is a current draft of the annexation agreement posted that is still being negotiated and edits are expected.

CM Grabowski summarized the timeline. The annexation agreement requires a public hearing before the City Council. City staff will work with the applicant and City Attorney to finalize the annexation agreement for the City Council meeting on April 21st.  If approved tonight, the reports will be on the next City Council agenda on April 7th.

The Committee discussed the possibility of sidewalks along Kendall Avenue to prevent pedestrians cutting through the parking lot. Ted Feenstra, V3, stated that the neighborhood was not in support of a sidewalk and wanted to discourage people from walking in their neighborhood. Additionally, there was limited space due to the landscaping which was preferred by the neighbors. There is also a sidewalk proposed along Harvard Street and an existing sidewalk along York Street.

The Committee discussed improvements to Kendall Avenue. The jurisdiction of the road is currently split between the City and Township. Upon annexation the entire road will be under City jurisdiction therefore the City is seeking funds from the developer towards improvements to Kendall Avenue.  Specifics are still under negotiation.

The Committee discussed the petition to annex and agreed that the request for annexation is a logical extension of the City’s boundaries and should be approved. Alderman Veremis made a motion to approve a report recommending approval of the Applicant’s petition for annexation to the City of Elmhurst and authorize the City Attorney to negotiate the final annexation agreement. Alderman Park seconded.

Roll call vote as follows:

Ayes: Veremis, Park, Jensen

Nayes: None

Absent: None

Motion passed.

F. Referral - TIF Incentive

BDM Bereckis reviewed the draft report and revisions based on discussion at the last meeting.

Alderman Park asked whether grant monies would be available to new or existing businesses. BDM Bereckis explained that they’re available for both (with conditions as noted). Only existing buildings can apply for a façade grant (not new construction). It was noted that the procedures for reviewing the grants will remain the same.

The Committee discussed the referral noting that stormwater management and sustainability initiatives were asked to be included. The Committee also discussed mural projects as being eligible.

BDM Bereckis stated that the cost for permeable pavers and rooftop decks varies and that it’s unclear whether grant monies would help towards rooftop deck construction. However, the cost of adding a rooftop deck could be included as part of a renovation grant.

The Committee agreed that grants should not be awarded for solar panel projects due to the availability of state and federal grants.

Alderman Park made a motion to approve a report recommending approval of the changes to the TIF Business Incentive Programs for TIF 4, TIF 5, and the Downtown TIF. Alderman Veremis seconded. Roll call vote as follows:

Ayes: Park, Veremis, Jensen

Nayes: None

Absent: None

Motion passed.

G. Referral - Review of Permit Fees and Durations, Chapter 24 of the Municipal Code

ACM Johnson stated that the data was updated in the PPT and presented the changes.

The Committee agreed that a 12-month construction timeline limits disruption to neighbors and encourages progress, however a hybrid system would allow us to accommodate the larger homes that we know cannot be completed in that timeline with a higher fee.

The Committee discussed the hybrid approach where a greater fee is assessed for new homes that exceed 7,000 sf. It was noted that staff do not currently calculate the area of each floor so this approach would increase plan review time.

The Committee also discussed making no changes to what’s existing since there is a small number of homes that exceed the 12-month timeline and the average cost per square footage evens out once you include the late permit fees.

It was discussed that a home greater than 10,000 sf is not built as a spec home, and the homeowners are also pushing their builder to complete the project in a timely manner. Establishing a higher initial fee and providing extra time to complete is more transparent.

BC Kransberger noted that the new system automatically tracks permits that are about to expire and alerts are provided to the builder in advance. Additionally, they are required to sign the application with the understanding that late fees will be assessed if the project is not completed within the 12-month timeline.

Alderman Irby spoke in favor of assessing a higher fee for larger homes, but not to increase the construction timeline.

The Committee will continue their discussion at the next meeting.

6. Other Business

None

7. Adjournment

Alderman Park made a motion to adjourn at 8:50 p.m. Alderman Veremis seconded. Voice Vote. Motion passed. Voice Vote.

Meeting adjourned at 8:50 p.m.

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