HomeMy WebLinkAboutPZB 6.23.26 Mtg Mins-appdCASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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DES PLAINES PLANNING AND ZONING BOARD MEETING
Tuesday, June 23, 2026
MINUTES
The Des Plaines Planning and Zoning Board held its regularly scheduled meeting on Tuesday,
June 23, 2026, at 7:05 p.m. in Room 102 of the Des Plaines Civic Center.
Chairman Szabo called the meeting to order at 7:04 p.m. and a roll call was established.
PRESENT: Catalano, Veremis, Zadrozny, Fallico and Szabo
ABSENT: Fowler and Weaver
ALSO PRESENT: Jonathan Mendel, AICP, Assistant Director
Marc Rostan, AICP, Associate Planner
Maisie Westerfield, Associate Planner
A quorum was present.
APPROVAL OF JUNE 9, 2026 PZB MEETINGS MINUTES
Member Veremis moved and Member Fallico seconded a motion to approve the minutes as
presented.
AYES: Veremis, Fallico, Zadrozny, and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
PUBLIC COMMENT ON NON-AGENDA ITEM
There was no public comment.
GENERAL COMMUNICATIONS
Chairman Szabo read the following updates and general communication:
June 15, 2026 City Council meeting results:
• Denied a Major Variation for a Patio at 319 Dover Lane (from the May 26, 2026 PZB
recommendation)
• Consideration of text amendments to the Zoning Ordinance relating to signage for cannabis business
establishments – Approved 1st Reading (from the May 26, 2026 PZB recommendation)
• Consideration of a Conditional Use for a Massage Establishment at 1645 S. Des Plaines River Rd,
CASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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Suite 19 – Approved 2nd Reading (from the May 12, 2026 PZB recommendation)
• Consideration of a Preliminary Planned Unit Development, Tentative Plat, and Conditional Use at
240, 280, and 310 Potter Road – Deferred to July 6, 2026 (from the May 12, 2026 PZB
recommendation)
ADMINISTRATIVE DECISIONS:
• 26-029-V – 787 E. Golf Road – To allow a 6-foot-tall solid fence in the corner side yard, where a
maximum 4-foot-tall solid fence is allowed by Section 12-8-2 of the Zoning Ordinance. – Denied
- A four-foot-tall solid fence is permitted within the corner-side yard adjacent to Fourth Avenue.
However, any fence section taller than 4’-0” must be set back a minimum of 10 feet from the
corner side yard property line in conformance with Section 12-8-2 of the Zoning Ordinance.
Assistant Director Mendel stated that the Petitioner for this denied minor variation request has submitted
an appeal of the administrative decision. The case will likely come before the PZB in July 2026.
PENDING APPLICATIONS:
1. Address: 1748 Lunt Avenue Case Number: 26-025-V
The petitioner requests a standard variation to reduce the 55 ft. minimum lot width for two parcels to 50
ft. in order to construct two single-family homes.
Petitioner: Slawomir Wesolowski, 5811 N. Mulligan Avenue, Chicago, IL 60646
Owner: Marek Brozyna, 1904 S. Ashland Avenue, Park Ridge, IL 60068
Chairman Szabo swore in Petitioner.
Mr. Robert Brozyna, representing the Petitioner, presented their request.
Chairman Szabo remarked that the Board has approved other similar cases in the past.
Member Fallico asked if there are two PINs and two existing separate lots. Robert Brozyna stated
they are.
Member Veremis asked if the subject property’s house is occupied. Mr. Marek Brozyna stated is it
currently unoccupied.
Member Veremis asked how soon work would begin if the variation is approved. Mr. Marek
Brozyna stated about three months.
Associate Planner Marc Rostan outlined the staff analysis.
Issue: The petitioner requests a standard variation to reduce the 55 ft. minimum lot width for two
parcels to 50 feet in order to construct two single-family homes.
Petitioner: Slawomir Wesolowski, 5811 N. Mulligan Avenue, Chicago, IL
CASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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60646
Owner: Marek Brozyna, 1904 S. Ashland Avenue, Park Ridge, IL 60068
Case Number: 26-025-V
PINs: 09-33-106-042-0000, 09-33-106-041-0000
Ward: #6, Alderman Mark Walsten
Existing Zoning: R-1, Single Family Residential District
Existing Land Use: Single Family Residence
Surrounding Zoning: North: R-1, Single Family Residential District
South: R-1, Single Family Residential District
East: R-1, Single Family Residential District
West: R-1, Single Family Residential District
Surrounding Land Use: North: Single Family Residences
South: Single Family Residences
East: Single Family Residences
West: Single Family Residences
Street Classification: Lunt Avenue is a local street under Des Plaines jurisdiction.
Comprehensive Plan : Single Family Residential is the illustrated use of the property.
Zoning/Property History: Based on historic aerial photography the existing house and
detached garage were constructed in approximately 1951 within
Maine Township. Per City records the properties were annexed to
Des Plaines in 1956.
Project Description: The petitioner requests a standard variation for two lots at 1748 Lunt
Avenue to allow for the construction of two single-family homes,
one on each lot. The existing single-family home and detached
garage that span the two lots would be demolished to make way for
new development.
The two lots are nonconforming in that they do not meet the R-1
Single Family Residential District interior lot minimum width of 55
feet as outlined in the Bulk Controls Matrix in City Code 12-7-2.J.
In addition, as the two lots have continuous frontage in single
ownership, they are considered an undivided parcel and cannot be
used or sold in a manner which diminishes the lot width or area
requirements as outlined in City Code 12-5-4.B.
CASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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Variation Request
In the R-1 Single-Family Zoning District, the minimum width for an
interior lot is 55 feet. The existing lots each have a width of 50 feet.
The Planning and Zoning Board has the authority to grant variations
for lot frontage requirements in residential districts for up to 30
percent.
The proposed variations would permit the existing 50 feet width for
both lots, thereby permitting development of a single-family home
on each lot. The existing lot width is common along Lunt Avenue.
Of the 40 total lots with frontage along Lunt Avenue between Greco
Avenue and Maple Street, 33 do not meet the minimum 55 foot lot
width, and a plurality of the 33 lots are developed with a single-
family home spanning one lot. In addition, the individual subject
properties have a total area of 9,000 square feet, which exceeds the
R-1 district’s minimum interior lot area of 6,875 square feet. The
requested reduction in minimum lot width would allow development
that could be considered compatible with the immediate
neighborhood development pattern. The images below depict the
subject properties and surrounding context, as well as existing
properties on Lunt Avenue that do not meet the R-1 district’s
minimum lot width.
Image 1. Subject properties at 1748 Lunt Ave and surrounding context.
CASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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Image 2. Existing lots on Lunt Ave that do not meet the minimum lot width in the R-1 District.
Alternatives to Variation
An alternative would be to construct one single-family home across
the two lots, which would eliminate the need for a frontage variation.
However, this could be considered a less efficient use of the land
and not expand housing options as recommended by the
Comprehensive Plan.
Another alternative would be to take no action and continue use of
the existing house. This would also eliminate the need for a variation
but may limit opportunities to improve the lots in a manner that is
compatible with the surrounding neighborhood.
Variation Findings: Variation requests are subject to the standards set forth in Section 12-3-6.H.
of the Zoning Ordinance. Rationale for how well the proposal addresses the standards is provided
below and in the attached petitioner responses to standards. The Board may use the provided
responses as written as its rationale, modify, or adopt its own.
1. Hardship: No variation shall be granted pursuant to this subsection H unless the
applicant shall establish that carrying out the strict letter of the provisions of this title
would create a particular hardship or a practical difficulty.
CASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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Comment: Without the requested variation, the petitioner could be unable to construct the
proposed single-family homes. Strict application of the minimum lot width in the R-1
district may render both lots unbuildable as the existing lot widths of 50 feet do not meet
the district’s 55 foot minimum. This may create a practical difficulty in that a permitted
use of the properties cannot be carried out.
2. Unique Physical Condition: The subject lot is exceptional as compared to other lots
subject to the same provision by reason of a unique physical condition, including
presence of an existing use, structure, or sign, whether conforming or nonconforming;
irregular or substandard shape or size; exceptional topographical features; or other
extraordinary physical conditions peculiar to and inherent in the subject lot that
amount to more than a mere inconvenience to the owner and that relate to or arise
out of the lot rather than the personal situation of the current owner of the lot.
Comment: The subject lots individually exceed the R-1 District minimum lot size.
Additionally, the R-1 District requires a minimum lot area of 6,875 square feet for new
interior single family lots, while the subject lots are approximately 9,000 square feet. The
lots are only nonconforming by minimum lot width, which is a condition prevalent on
neighboring properties along Lunt Avenue. This condition relates to the physical
characteristics of the lot and not to the personal circumstances of the owner.
3. Not Self-Created: The aforesaid unique physical condition is not the result of any
action or inaction of the owner or its predecessors in title and existed at the time of
the enactment of the provisions from which a variance is sought or was created by
natural forces or was the result of governmental action, other than the adoption of
this title.
Comment: The physical conditions of the subject property are not the result of actions by
the current owner or prior owners. The existing house and detached garage were
constructed in approximately 1951, and the properties were annexed in 1956.
4. Denied Substantial Rights: The carrying out of the strict letter of the provision from
which a variance is sought would deprive the owner of the subject lot of substantial
rights commonly enjoyed by owners of other lots subject to the same provision.
Comment: As discussed in the “Variation Request” section of this report, owners of a
plurality of other lots on Lunt Avenue with geometry similar to that of the subject
properties have built single-family homes on their lots. Strict enforcement of the minimum
lot width may limit the owner’s ability to improve the subject properties in a similar manner
to surrounding lots.
5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the
inability of the owner or occupant to enjoy some special privilege or additional right
not available to owners or occupants of other lots subject to the same provision, nor
merely the inability of the owner to make more money from the use of the subject lot.
Comment: Granting this variation may not provide a special privilege for the property
owner not available to other single-family residential properties. Of the 40 total lots with
frontage along Lunt Avenue between Greco Avenue and Maple Street, 33 do not meet the
CASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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minimum 55 foot lot width required by the R-1 residential district. In addition, a plurality
of the 33 lots are developed with a single-family home spanning one lot. The variation may
allow the petitioner to develop and make improvements in the same manner as neighboring
property owners.
6. Title And Plan Purposes: The variation would not result in a use or development of
the subject lot that would be not in harmony with the general and specific purposes
for which this title and the provision from which a variation is sought were enacted
or the general purpose and intent of the comprehensive plan.
Comment: The variation would result in development of the subject lots at a scale that may
be considered in harmony with the existing development pattern. As discussed in the
“Variation Request” section of this report, a majority of lots along Lunt Avenue are similar
to that of the subject lots in that they do not meet the minimum lot width in the R-1 district,
with many developed with a single-family home on one lot.
7. No Other Remedy: There is no means other than the requested variation by which
the alleged hardship or difficulty can be avoided or remedied to a degree sufficient to
permit a reasonable use of the subject lot.
Comment: Alternative uses were considered and are discussed in the “Alternatives” section
of this report. While alternatives may avoid the need for a variation, they may also result
in a less efficient use of land and limit opportunities to make improvements compatible
with the surrounding development pattern.
8. Minimum Required: The requested variation is the minimum measure of relief
necessary to alleviate the alleged hardship or difficulty presented by the strict
application of this title.
Comment: The requested relief may be necessary to accommodate development of the
subject lots with one single-family home per lot.
PZB Procedure and Recommended Conditions: Under Section 12-3-6.F (Procedure for Review
and Decision for Standard Variations) of the Zoning Ordinance, the PZB has the final authority to
approve, approve subject to conditions, or deny the above-mentioned standard variation request
for the building setback.
Staff provided draft motion: To approve/deny a variation to City Code 12-7-2.J, Residential
Districts Bulk Matrix, to reduce the minimum lot width for interior lots in the R-1 Single Family
Residential District from 55 feet to 50 feet for the two lots located at 1748 Lunt Avenue (PIN 09-
33-106-042-0000 & 09-33-106-041-0000).
Consideration of the request should be based on a review of the information presented by the
applicant and the findings made above, as specified in Section 12-3-6.H (Findings of Fact for
Variations) of the Zoning Ordinance. Staff does not have any suggested conditions of approval.
CASE NO. 26-025-V STANDARD VARIATION 1748 LUNT AVE
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Chair Szabo asked if there are specific house plans yet for the subject lots. Marek Brozyna stated
he does not have plans yet, but they will likely be similar to the house they built down the street
about twenty years ago.
Chairman Szabo asked for public comment. There was none.
Member Fallico moved and Member Zadrozny seconded a motion to approve the standard
variation as presented.
AYES: Veremis, Fallico, Zadrozny, and Szabo
NAYS: None
ABSTAIN: None
***MOTION CARRIED***
ADDITIONAL ITEMS
Assistant Director Mendel introduced our new staff member – Associate Planner Maisie
Westerfield.
ADJOURNMENT
Chairman Szabo adjourned the meeting by affirmative voice vote at 7:18 P.M.
Sincerely,
Jonthan Mendel, AICP, Assistant Director/Recording Secretary
cc: City Officials, Aldermen, Planning & Zoning Board, Petitioners