Owner seeks rezoning of 4449–4453 N. Oakland Ave. to allow office occupancy

At a Plan Commission meeting, staff introduced a petition to rezone 4449 through 4453 North Oakland Avenue from MX‑1 (mixed‑use storefront) to GX‑1 (general residential/office mix) so the property owner can occupy first‑floor space as an office. The item was presented as an introduction; the commission did not take a formal vote and staff said the application will return for possible recommendation in September and a village board public hearing is tentatively scheduled for Oct. 6.

The zoning presentation explained that the village’s comprehensive plan designates the corridor as Main Street mixed use and that the 2023 commercial zoning update generally reserved MX‑1 for storefront/active uses. Staff said MX‑1 “does not allow office uses in the first 20 feet of occupied space,” which is the primary reason the owner is seeking GX‑1 status. The presenter noted the property contains storefront space historically used for retail, one rear residential unit and residential units above.

Applicant Andrew Burkholtz, identifying himself as the property owner and operator of Scanni Solutions LLC (doing business as Scanni Properties), said rezoning is necessary to obtain occupancy for his business. “Rezoning is actually essential because my business doesn't have a retail component to it, nor do I have any interest in utilizing or leasing the property for retail use at this time,” Burkholtz said. He told the commission the first‑floor office space will be available when the current commercial tenant vacates on Sept. 2 and that two renters occupy the second‑floor residential units.

Burkholtz also described prior, successful office use at 4451 North Oakland Avenue and submitted a letter of support from Andrew McCabe of McCabe Insurance, which counsel Patrick Hallahan read into the record. Hallahan said the letter endorses Burkholtz’s petition and notes that McCabe formerly operated an office at 4451 North Oakland.

Commissioners and staff discussed the application in the context of the village’s extensive 2023 commercial zoning update. One commissioner said that the update was “exhaustive” and involved significant public engagement, and cautioned that granting an exception would need a “very compelling reason” because the zoning map was chosen to encourage active ground‑floor uses. Staff reiterated that the mid‑block lot had originally been considered for GX‑1 during earlier mapping but was ultimately zoned MX‑1 because of the existing storefront building and retail use.

A business improvement district letter included in the packet supported keeping the MX‑1 designation and described the site as a prime location for retail or eating‑and‑drinking uses; staff noted that rezoning to GX‑1 would limit retail, restaurant and artisan manufacturing options on that site.

What happened and next steps: the commission treated the petition as an introduction. Staff said the Plan Commission could consider a recommendation on Sept. 23 and that a village board public hearing would follow on Oct. 6 if the application proceeds on the timeline presented. No motion or formal vote occurred at this meeting.

Discussion vs. decision: the commission’s exchange was discussion only. Staff indicated they will return with the formal application materials and any additional information requested by commissioners; no formal direction to staff beyond the normal review schedule was recorded.

Community context: speakers noted impacts to the commercial corridor’s retail activation goals and the loss of adjacent public parking during a planned reconstruction of North Oakland Avenue. The applicant emphasized his intention to operate a local business headquarters and to be a community partner.

Ending: staff will return in September with refined application materials and any follow‑up information; the commission did not adopt a recommendation at this meeting.