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Plan Commission continues hearing on rezoning of 2890 and 2990 Dundee Road from O5 to O2; residents urge retaining O5
Summary
The village‑initiated rezoning (PCD2510) would eliminate the O5 restricted office district and reclassify the two Dundee Road parcels to O2 limited office. Staff described the history of O5 (created 1992), the parcels' vacancy and use restrictions; neighbors objected to broader O2 uses and asked that O5 be retained as a legacy district.
The Plan Commission continued the public hearing on a village‑initiated application (PCD2510) to rezone 2890 and 2990 Dundee Road from the O5 restricted office district to the O2 limited office district and directed staff to prepare a resolution for the commission’s Aug. 19 meeting.
Deputy Director Mikaela Kolstad explained that O5 was created in 1992 to transition some single‑family parcels on arterial roads to office‑type uses while imposing strict standards (appearance, exterior lighting, unique sign rules, screening, limited hours of operation, driveway location, and a limited list of allowable uses, most of which required a special permit). Staff told the commission the village applied to eliminate O5 in the draft code because the district exists only on those two parcels and has proved difficult to develop; 2990 Dundee has been vacant for years despite prior remodels and marketing.
Resident Christine Eckenburg (514 Helen Drive) asked the commission to retain O5 and suggested reintroducing a legacy district (similar to the treatment the consultant proposed for the C1 specialty commercial district elsewhere in the draft). Eckenburg said O5’s narrow use list reduces the likelihood of higher‑traffic uses such as restaurants or banks. Neighbor Karen Foley (557 Helen Drive) raised concerns that increased traffic from new uses could create hazards on narrow neighborhood streets with no sidewalks; she asked that any change not increase cut‑through traffic.
Staff justification and technical details
Staff said the comprehensive plan’s “neighborhood office” designation lists O2 and O5 as appropriate zoning districts for the mapped area adjacent to Dundee Road; rezoning to O2 would maintain consistency with the comprehensive plan’s land‑use designation while using the O2 bulk and use standards in the new code. Staff displayed a table comparing O2 and O5 bulk standards and noted the O5 district also contained additional operational and design restrictions that would be removed if the lots were rezoned to O2.
Commission and public response
Commissioners and members of the public debated whether the village should preserve O5 as a legacy district to protect flexibility that current parcel owners value, or whether the strict requirements of O5 deter redevelopment and leave buildings vacant. Several residents said they had worked with past property owners and developers on constrained proposals and preferred a constrained district over uncertain future uses. Staff said they had discussed the proposal with property owners and that the owners supported the village proposing the rezoning to O2.
Action taken and next steps
The commission closed and then reopened the public hearing and voted to continue the hearing to Aug. 19, 2025. The commission also directed staff to prepare a draft resolution recommending action on PCD2510 for the Aug. 19 meeting. Staff will provide the draft resolution and any additional materials requested by the commission at that continued hearing.
Taper: staff emphasized that the continued hearing allows time for new commissioners and members of the public to review materials and submit additional evidence or comment that will become part of the formal record for the rezoning request.
