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*Concur with the Zoning Board of Appeals and Adopt the Ordinance Approving a Special Use Permit for a Banquet/Reception Facility at 6136 Roosevelt Road
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Introduction
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Applicants Roberto Quinones and Nelida Quinones (ZEB Development LLC) seek Village approval of a special use permit to operate a banquet/reception facility located at 6136 Roosevelt Road in the RR Roosevelt Road Form-Based District.
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Recommended Action
Adopt the Ordinance.
Prior Board Action
There is no prior Board action associated with this item.
Background
The Subject Property is located north of Roosevelt Road and east of the intersection of Roosevelt Road and South Lombard Avenue in the RR Roosevelt Road Form-Based District. The property was most recently used for a carburetor/vehicle repair shop, but the building is currently vacant.
The Applicants, who are also the property owners, seek a special use permit to use the building as an event space with an accessory office space in the rear for their construction business. Event spaces such as this are considered “reception/banquet facilities” in the Zoning Ordinance and require a special use permit in the Roosevelt Road Form-Based District. The event space would be located at the front of the building, and would be used to hold events, including conferences, workshops, training sessions, art displays, meetings, and private gatherings such as weddings and showers.
The Petitioners do not plan to exceed 200 attendees at events and estimate an average of 100-150. They plan to allow music until 11 pm, and the cleanup following the events would occur until midnight. No one would be permitted on the premises after midnight. The operating hours of the banquet/reception facility will be based on the type of function, but no event will last beyond 11:00 pm, and the building will be totally vacated by midnight.
On March 17, 2026, the Project Review Team (PRT) reviewed the proposal. The PRT consists of representatives from various departments and divisions within the Village government. The Zoning Board of Appeals held a public hearing on this request on May 6, 2026. The Planning & Urban Design Division within the Development Services Department manages special use permit applications in preparation to bring them to the Village Board for final approval. This is a core service priority.
This item is also related to the Board goal to “Strategically encourage and grow the nighttime economy of Oak Park”.
Timing Considerations
The Village Board must act on this petition within 60 days of receipt of the Zoning Board of Appeals recommendation. If the Village Board does not act upon the Petition within 60 days of receipt, the application is deemed denied.
Financial Impact
The cost of a legal notice was $210, and was paid from the Planning & Urban Design Division account number 1001.46202.101.550652.
Operations Impact
There is no operating impact associated with this item. The item aligns with the department’s core service delivery. Approximately twelve (12) hours of staff time have been put toward this item. Managing special use permit applications is a standard operating function of the Planning & Urban Design Division within the Development Services Department.
DEI Impact
There is no DEI impact associated with this item.
Community Input
The Zoning Board of Appeals held a public hearing on May 6, 2026. Robert Bernhart, Zoning Administrator, received email and phone correspondence with one (1) Oak Park resident and two (2) Cicero residents regarding the proposal. These residences were unable to attend the meeting. Mr. Bernhart read their basic comments into the record as follows:
Michael David Smith - Oak Park resident. Had concerns about noise and parking.
John Evangelou - owner of the property across Roosevelt in Cicero. Had concerns about the use of his open parking lot without his permission, and he has concerns regarding the availability of street parking for other businesses during events.
Bob Matthies - Cicero resident. Had concerns about traffic/parking due to potential patron volume, but stated: "I appreciate the parking research that was done and submitted with the document/packet. If there is an agreement to be able to use Roxie's/CEDA/ComEd parking lot (I have not seen any other businesses with such an agreement), street parking may be less of an issue. Please remind your patrons parked in residential areas to be quiet when leaving. Thanks, and Good Luck with your business.”
The Petitioner entered a scanned petition and signatures as evidence/exhibit to show support for their proposal in the neighborhood. It sounded like they went door to door to explain their proposal and obtain signatures.
The Zoning Board of Appeals finds that allowing the operation of the banquet/reception facility as a special use permit is consistent with the Village’s Comprehensive Plan and is consistent with the spirit and intent of the Zoning Ordinance.
The Zoning Board of Appeals recommends to the Village President and Board of Trustees that the special use be approved by a 6-0 vote, subject to the following conditions:
1. There must be a written agreement for 20 parking spaces to address overflow parking on an as-needed basis; and
2. The Applicants must return to the ZBA in 18 months for a status on parking/noise conditions.
The Findings of Fact report is attached to this agenda item, and the video of the public hearing can be seen using the following link: <https://www.oak-park.us/your-government/citizen-commissions/commission-tv>
Staff Recommendation
Adopt the Ordinance approving the special use permit for a banquet/reception facility.
Advantages:
• Approval would fill a vacant commercial space with an event space use in the front and an office space in the rear.
• Approval would support the Village Board’s goal of increasing visitor destinations and nightlife.
• The proposal would provide concrete benefits to the community, including bringing visitors and economic activity to the neighborhood and revitalizing an older building to improve its overall appearance.
• The facility would provide a flexible space for community events that can be booked by private groups, individuals, and organizations.
Disadvantages:
• The property has limited onsite parking; attendees would need to use the limited on-street parking in the vicinity.
• An increase in visitors to the area may help support nearby businesses, but the impacts of larger events, particularly those that run into the late evening, may also exacerbate traffic and parking issues in the area.
• Additional nighttime activity may require additional Police presence.
• Potential noise increases during the night hours.
• The Applicant would need to find an alternative location for the proposed use.
Alternatives
Alternative 1:
The Board can elect not to approve the Ordinance and deny the special use permit for the banquet/reception facility.
Advantages:
• Maintains the current business activity and vehicular traffic.
• Denial would allow the space to be available for another use in the district.
Disadvantages:
• The space would continue to be vacant.
• Staff would have to consider other opportunities to support the Village Board's goals.
Alternative 2:
The Board could remand the Application back to the Zoning Board of Appeals.
Advantages:
• This alternative would trigger more review and information from the Applicant, staff, and the public.
• This alternative provides more time for the Petitioner to further address overflow parking.
Disadvantages:
• This alternative would result in delays to the potential owner and operator of the facility.
Anticipated Future Actions
There are two anticipated future actions (ZBA conditions) in relation to this item.
1. There must be a written agreement for 20 parking spaces to address overflow parking on an as-needed basis; and
2. The Applicants must return to the ZBA in 18 months for a status on parking/noise conditions.
Prepared By: Mike Bruce, Planning & Urban Design Manager/Village Planner
Reviewed By: Craig Failor, Director of Development Services
Approved By: Kevin J. Jackson, Village Manager
Attachment(s):
1. Ordinance
2. Findings of Facts
3. Application
4. Petition and Signatures
5. Staff Report.