Oak Forest planning commission denies homeowner garage variances, approves nonprofit garden and code changes

The Oak Forest Planning & Zoning Commission on April 1, 2026 voted to deny two variance requests from the owner of 15537 Lamon Avenue and recommended that both applications be considered by City Council with negative recommendations. The panel approved a special-use permit for a Good Shepherd Center nonprofit community garden at 5251 W. 147th Street and forwarded two zoning text amendments to the council with positive recommendations.

The two homeowner requests sought permission to build a two-story detached garage that would exceed the zoning limits for the C3 Central Business District. Community Planner Hunter Heyman told commissioners the owner's original filings requested a 25-foot garage height (ZC#26-08) and a roughly 1,625–1,638 square-foot garage (ZC#26-09) where the code permits a maximum 15-foot height and 800 square feet for a second detached garage. Applicant Jesse Keltner said he revised the design after preliminary feedback, lowering first-floor and second-floor ceiling heights so the proposed peak measured about 21 feet, and said evergreen plantings at the rear limit the footprint.

Neighbors at addresses on Lamon Avenue offered support for Keltner's plans. Wayne of 15539 Lamon, Graham Sumner of 15531 Lamon and others said the owner has improved the property and that taller garages are common in the area. Commissioners nevertheless raised concern that the proposed structure would be larger than the house's footprint and taller than the principal structure. After discussion, the commission voted 1-5 to deny the height variation (ZC#26-08) and 2-4 to deny the size variation (ZC#26-09). Both cases will be transmitted to City Council with negative recommendations for the April 14, 2026 meeting.

The commission subsequently considered a special-use permit (ZC#26-11) from the Good Shepherd Center to use a cleared commercial lot at 5251 W. 147th Street as a nonprofit community garden until state funding allows construction of a future daycare. Gina Szpur, development director for the Good Shepherd Center, said the garden would include raised beds, a sensory garden and inclusive programming run in partnership with the University of Illinois Extension and that plots would be offered free to nonprofit organizations in 2026. "The garden is intended to serve high-functioning young adults with disabilities, primarily those on the autism spectrum who have aged out of the school system," Szpur said, adding that participants would arrive through supervised programs.

Several nearby residents opposed the proposal, raising concerns about flooding on the lot, participant safety near busy 147th Street, possible trespass into neighboring yards and potential pest or property-value impacts. Dr. Halek of 5235 147th Street cited existing drainage issues on the block; others urged fencing or additional safety measures. Staff said soil samples had been laboratory-tested for growing food and that the garden would use one of two existing driveways and provide five parking spaces; no stormwater study was required for the interim garden use. The commission approved ZC#26-11 by a 5-1 vote and will forward a positive recommendation to City Council.

On two separate code amendments, the commission voted to recommend changes to the subdivision and zoning codes. ZC#26-07 would add language to Article III of the City of Oak Forest Subdivision Code allowing plats of condominium (where no variance or new infrastructure is required) to be approved administratively by the City Administrator or designee; the commission voted to recommend the amendment (motion carried 5-1). ZC#26-10 proposes changes to Section 8-101 (Accessory Structures and Uses) to allow detached garages up to 10% of lot size on lots larger than 10,000 square feet, cap detached garage height at the height of the primary structure rather than a fixed 15-foot maximum, and allow sheds up to 2% of lot size (maximum 400 square feet) on lots larger than 10,000 square feet. Staff noted the Lamon Avenue variance requests would still have required variances under the proposed language because the applicant's proposal still exceeded the principal-structure height and footprint. The commission recommended ZC#26-10 to City Council (motion carried 6-0).

Other business included preliminary discussions carried to future meetings. Staff said the applicant for a proposed development at 147th Street and Ridgeland Avenue was not present and the item was carried to the April 15 meeting. Commissioners discussed a staff-led review of the minimum lot-area-per-dwelling-unit standard; staff was directed to provide maps, lot-size data and the SSMMA future land-use overlay for further consideration. The commission approved the March 18, 2026 minutes and heard staff announcements about several upcoming community meetings and events, including an Oak Forest Hospital public input meeting on April 8, 2026 and a community engagement meeting on April 28.

Votes at a glance: - ZC#26-08 (15537 Lamon Ave., garage height variation): motion failed, tally recorded 1 yes, 5 no, 0 abstain, 2 absent; forwarded to City Council with negative recommendation. - ZC#26-09 (15537 Lamon Ave., garage size variation): motion failed, tally recorded 2 yes, 4 no, 0 abstain, 2 absent; forwarded to City Council with negative recommendation (April 14, 2026, 7:30 p.m.). - ZC#26-11 (Good Shepherd Center, nonprofit community garden at 5251 W. 147th St.): approved 5-1; forwarded to City Council with positive recommendation. - ZC#26-07 (subdivision code, Plat of Condominium administrative approval): recommended to City Council 5-1. - ZC#26-10 (zoning code Section 8-101, accessory structures): recommended to City Council 6-0.

What happens next: Each of the commission's recommendations will be considered by City Council at its April 14, 2026 meeting. The commission carried several preliminary items to upcoming meetings for further review. The Planning & Zoning Commission adjourned at 8:48 p.m.