Oak Park ZBA denies lot-split waiver for 23511 Senica Avenue after neighbor objections

The Oak Park Zoning Board denied a waiver that would have allowed the owner of 23511 Senica Avenue to split a roughly 92.7-foot lot into two parcels below the 50-foot minimum required in the R1 district.

Anthony J. Rocka, the property owner and applicant, asked the board to grant a waiver so the parcel could be divided into two lots of about 46.33 feet and 46.34 feet. Rocka told the board that building a single high-cost custom home would be financially infeasible, and that two modest homes would be a contextually appropriate, economically viable solution. He disputed parts of the staff report that he said assess neighborhood character using lot size alone and cited a prior ZBA precedent in which the board approved a sub-50-foot split.

Several neighbors spoke in opposition. Ellen Finn, who lives four houses away, asked whether the units would be rentals or for sale, requested to see graphics of proposed houses and raised worries about tree removal and lot maintenance. Jan Wharton described the parcel as an "eyesore" that has been poorly maintained for years and said splitting the lot would change the character of the street.

The board discussed alternatives, and Rocka acknowledged that if the waiver were denied the lot would likely remain vacant for some time. After questions, a motion to deny the waiver was made based on the staff report and additional findings of fact. During the roll-call vote, one commissioner recorded a vote opposing denial; the majority voted to deny and the motion carried.

The denial leaves the owner unable to record the proposed child parcels under current zoning; the board did not set conditions for an alternative proposal at this meeting. The case will remain subject to any future application or appeal the owner files.