Plan Commission

Village Hall Village of Lombard 255 East Wilson Ave. Lombard, IL 60148 villageoflombard.org Minutes Plan Commission Donald F. Ryan, Chairperson Commissioners: Ronald Olbrysh, Martin Burke, Ruth Sweetser, Andrea Cooper, Stephen Flint and John Mrofcza Staff Liaison: Jennifer Ganser Monday, April 27, 2015 7:30 PM Village Hall - Board Room SPECIAL MEETING Call to Order Chairperson Ryan called the meeting to order at 7:30 p.m Pledge of Allegiance Chairperson Ryan led the Pledge of Allegiance. Roll Call of Members Present 6 - Donald F. Ryan, Martin Burke, Ruth Sweetser, Andrea Cooper, John Mrofcza, and Stephen Flint Absent 1 - Ronald Olbrysh Also present: William Heniff, AICP, Director of Community Development, and Matt Panfil, AICP, Senior Planner. Chairperson Ryan called the order of the agenda. Mr. Heniff said the Plan Commission meeting is being held to discuss three projects that may come before the Plan Commission and Village Board in the future. He noted that staff will introduce the workshops in a public format, but no formal action is being requested by the Plan Commission. Public Hearings There were no public hearings. Business Meeting Village of Lombard Page 1 Plan Commission Minutes April 27, 2015 The business meeting convened at 7:32 p.m. Approval of Minutes There were no minutes to approve. Public Participation There was no public participation. DuPage County Hearings There were no DuPage County hearings. Chairperson's Report The Chairperson deferred to the Director of Community Development. Planner's Report The Director of Community Development had no report. Unfinished Business There was no unfinished business. New Business There was no new business. Subdivision Reports There were no subdivision reports. Site Plan Approvals There were no site plan approvals. Workshops 611 E. Butterfield, Sam's Club Mr. Heniff showed an aerial view of the potential site for a proposed 135,000 square foot Sam’s Club with 12 spaces for fueling. There would be over five hundred parking spaces. He noted that this project has been in the works for many years. He noted that this proposed site would need to go before the Plan Commission in a public hearing with ultimate consideration by the Village Board. Currently there is an Village of Lombard Page 2 Plan Commission Minutes April 27, 2015 office building and TGI Fridays on the site. Mr. Heniff went over past development actions on the site. He said the 2011 Economic Development Strategies report identified this site as one of the three key sites in the Village. The Comprehensive Plan update changed the land use designation from “Office” to “Mixed Commercial and Office”. He noted the building is a prototype, much like other Sam’s Clubs. Mr. Heniff said the property would require a rezoning from Office to B3 Community Commercial with a Planned Development Ordinance to address site specific considerations. The gas station component would require a conditional use. Mr. Heniff reviewed the elevations and sample materials. He discussed proposed signage concepts. Mr. Heniff said KLOA has started traffic modeling and looking at traffic impacts at Butterfield and Fairfield Roads. He noted the petitioner will have some traffic improvements and changes, which will need to be vetted by IDOT. He said the proposed height is thirty feet and grades are still being finalized. Mr. Heniff said there are truck docks at the far northeast portion of the property with screening walls or landscaping. Commissioner Burke asked to clarity that the ComEd land is an easement and that Nicor owns their property. Mr. Heniff said that is correct. He clarified the points of entrance into the proposed development. He noted the truck dock would be close to the hotel next door and asked about the truck maneuvering. He asked about screening between the proposed Sam’s Club and the hotel. Commissioner Sweetser said the landscaping is important and can enhance the development. She added electric charging stations would be a good opportunity to incorporate. Commissioner Cooper asked if customers will enter near the truck dock. Mr. Heniff said the main entrance is off of Fairfield, though a customer could enter near the trucks if they missed the first turn-in. She noted they are asking for slightly less parking and Mr. Heniff said they are asking for a reduced amount. He noted their peak time would be evenings and weekends when the surrounding office buildings are not in use. Commissioner Cooper asked if the parking could be reduced further to increase the amount of landscaping. Chairman Ryan noted they are asking for larger spaces, which if reduced could add a few spaces. Commissioner Mrofcza asked if the parking was four per thousand, how many more would they need. Commissioner Burke said nine, which they agreed was insignificant. They asked Mr. Heniff to clarify the parking space sizes. He asked if there will be landscaping on the east side. Mr. Heniff said they will be some landscaping, but there will be a drive along the back for access and circulation. Village of Lombard Page 3 Plan Commission Minutes April 27, 2015 Chairman Ryan asked if Embassy Suites have seen the plan, and Mr. Heniff said no. He noted the plan can still be refined over time. Commissioner Flint said he believes the plan is well laid out and would like to see more screening by the truck dock. Chairman Ryan also asked about screening by the dumpsters. Mr. Heniff said that will be screened. Commissioner Cooper noted her experiences with big box stores and asked what the stripped area outside the front door is. Mr. Heniff said that is a no parking zone. She asked where people pick up large items. Mr. Heniff said that larger items will be sold near the southeast corner near the entrance. Commissioner Sweetser asked about valet services and Mr. Heniff said he would bring that up to Sam’s Club. Commissioner Burke said he has no issues with the zoning and land use issues. Commissioner Sweetser asked about the building materials and if it would add to the area as a whole. Commissioner Cooper agreed and would like to see top level building materials. Chairman Ryan said they would ensure they are good neighbors. He questioned the right hand entrance by the truck dock and asked that it is looked into for safety concerns. Mr. Heniff noted the curb cut does exist currently and offered that for Commissioner perspective. Commissioner Burke said that entrance is important for truck traffic. Chairman Ryan said he is concerned about the frontage road. 736 E. St. Charles Road Matt Panfil, Senior Planner introduced a map depicting the location of the subject site. Mr. Panfil pointed out the unique characteristics of the existing block, including front and side yard encroachments and the adjacent single-family homes to the north. The subject lot itself is nonconforming in regards to the minimum lot width and minimum lot area required for properties within the B4 Corridor Commercial District. Mr. Panfil stated that beyond feedback on the proposed site plan, planning staff is seeking general guidance on how to address the existing nonconformities and asking the Plan Commission for their vision on how or if this lot can be developed. In the past there was a single-family home on the site which was then converted into a commercial use. In 2005, the Village issued a demolition permit and the site was donated to the Catholic Diocese of Joliet. A few years ago the Joliet Diocese contacted the Village to Village of Lombard Page 4 Plan Commission Minutes April 27, 2015 donate the land to the Village, but the Village did not need the property. However, the Village did contact the adjacent properties to the east and west to see if they were interested in acquiring the property, but neither party was interested. Referencing a preliminary site plan that was prepared by the current property owner, Mr. Panfil described the concept plan, including a fifteen (15) space parking lot, trash enclosure, and a three-story building. The ground floor will be for commercial use and is approximately 1,400 square feet in size. The second and third floors are intended for three (3) multi-family dwelling units per floor. The units will be a mixture of one- and two-bedrooms. Mr. Panfil then conducted a zoning review which identified the areas in which the proposal is not compliant with the Zoning Ordinance. In addition to the previously referenced lot area and lot width nonconformities, the concept plan is also nonconforming in regards to: building encroachment into the required clear line of sight area; front yard setback, interior side yard setback, minimum transitional landscape yard, minimum interior parking lot landscaping, and minimum perimeter parking lot landscaping. Mr. Panfil stated that the concept plan is in compliance with the Zoning Ordinance’s minimum open space and parking requirements. Commissioner Burke asked for clarification on the stopping distance required for traffic on St. Charles Road. Commissioner Burke stated that the workshop memo indicated 246 feet was the stopping distance for vehicles traveling thirty-five (35) miles per hour, but he felt that was a high number. Commissioner Burke did additional research on stopping distances and found the stopping distance for vehicles traveling at thirty (30) miles per hour to be seventy feet (70’) and one-hundred and twenty feet (120’) for vehicles traveling at forty (40) miles per hour. Mr. Panfil stated that the Illinois Department of Transportation source that he had used did seem to indicate a rather slow reaction time in its calculation and he asked Commissioner Burke to share his source of information with planning staff for further review. Commissioner Burke then stated that there are a lot of variations associated with the concept plan and he does not believe the project would be beneficial to the Village. Commissioner Burke believes that a comprehensive redevelopment plan that includes the adjacent properties is the best way to address the issues associated with the site. Bill Heniff, Director of Community Development, stated that there is a challenge to determine what can be done with the subject property. Mr. Heniff reiterated that the Village had approached the adjacent Village of Lombard Page 5 Plan Commission Minutes April 27, 2015 properties to the east and west to inform them that they would be able to acquire the property for their businesses, but neither property owner was interested. Mr. Heniff stated that one idea for the site is to think of it in a downtown context where the idea would be to establish a unified block face and address the parking by establishing cross access through the rear of the properties. Because the adjacent property owners are not interested, planning staff is looking for guidance as to how the lot can be redeveloped as a standalone interior lot. Any development scenario will require relief because of the nonconforming lot area and lot width. Chairperson Ryan stated that one of the issues he is concerned with is the encroachment into the clear line of sight area. The parking could be placed at the front of the lot, but that does not resolve any of the other issues. Commissioner Mrofcza asked if there was a possibility for the adjacent properties to the east and west to grant access to the subject property via a drive aisle to the north. Mr. Heniff responded that this option was explored, but the adjacent property owners were not interested. Commissioner Mrofcza stated that he also has a concern regarding the encroachment into the clear line of sight area. In order to facilitate the development of the site, Commissioner Mrofcza stated that he can support some of the variations required, but the clear line of sight area is a serious consideration. Mr. Heniff added that the clear line of sight area is impacted not only by the proposed building, but the existing structures on the adjacent lots also impact visibility. Mr. Heniff stated that providing some parking in the front of the lot in order to set the building back further had the negative impact of losing two (2) parking spaces in the rear for every one (1) parking space relocated to the front of the lot. One of the challenges in regards to the concept plan is that solving one issue often creates another separate issue. Commissioner Sweetser stated that she could not advocate for something that does not fit the site in order to meet an owner’s desires. In regards to alternative concepts, Commissioner Sweetser said that the only idea she had was the site could be used as a private parking lot. Commissioner Sweetser is not against the idea of the development of the lot, but is concerned by the clear line of sight encroachment. Commissioner Mrofcza asked if the structure could be built entirely above ground and forego the ground floor commercial space. Mr. Heniff responded that there would be zoning issues because the commercial space is a requirement. Mr. Heniff added that they did Village of Lombard Page 6 Plan Commission Minutes April 27, 2015 explore the idea of creating what would functionally be a drive-through building where the drive aisle goes underneath the building to access the rear of the property, but the fire department has concerns regarding such concepts due to potential lack of access to the rear. Mr. Panfil added that the Zoning Ordinance only permits second and third floor residences only when there is ground floor commercial, otherwise it would be a solely residential use in a commercial district. Chairperson Ryan stated that he agreed with Commissioner Burke’s concerns regarding the amount of variations required. Mr. Heniff asked the Plan Commission if they are not supportive of this concept plan to consider what alternatives may be feasible or what preferences they may have for the site. If the clear line of sight encroachment is the predominant concern then planning staff can work the property owner to create different concepts. Chairman Ryan stated that relocating the structure too far to the north could result in a negative impact on the adjacent residential properties. Commissioner Mrofcza asked if the building can be flipped to the other side of the lot to which Mr. Panfil responded that the owner had originally proposed such a location, but the clear line of sight encroachment still exists. Commissioner Sweetser suggested the owner look at options to see if the ground floor commercial space could be designed to increase the visibility. Commissioner Flint suggested the owner could set the first floor back and the residential units above could overhang the commercial space. Mr. Heniff stated that the structure to the east will still create some visibility issues. Lamar Billboards Mr. Heniff presented the workshop Lamar Billboards, to the Plan Commission for informational purposes and discussion. Mr. Heniff began by stating the workshop is related to entering into an agreement with Lamar Advertising. The workshop session is intended to be introductory in nature and staff will be seeking input as to the policy aspects for relief, text amendments and rezoning. Lamar Advertising approached the Village back in December of 2013. The Village of Lombard owns a couple tracts of land on the west side of I-355. By referencing an aerial photograph, Mr. Heniff identified three locations that are being considered for billboards. They are interested Village of Lombard Page 7 Plan Commission Minutes April 27, 2015 in one billboard on a tract of land north of Crescent and up to two additional billboards on the south side of Hill Avenue. The properties are zoned Conservation/Recreational (C/R) District. The property to the south of Hill Avenue is used by Glenbard Wastewater Authority (GWA) as an operating plant. North of Crescent Avenue there are utilities that are owned by the Village. The subject properties are located in a flood plain area. Lamar Advertising has been undertaking engineering studies of properties to determine the full geographic extent and the impact of the existing conditions. Lamar Advertising is seeking to locate up to three billboards along I-355. In August, 2014, the Village Board entered into an agreement with Lamar Companies to compensate the Village for any legal review costs associated with any lease proposal reviews. Such costs would be reimbursed regardless of whether they secure all required approvals from the Village or other approval entities. The Village has sought billboard removal and through various agreements three billboards have been removed along Roosevelt Road. As the commissioners are aware, the Village has sought billboard removal and adopted amortization provisions to that effect. However, changes from an Illinois Supreme Court case limited a local jurisdiction’s ability to require billboard removals without proper due compensation, including financial consideration of lost revenues associated with the amortization effort. Where the Village has been successful in addressing the matter is through negotiated agreements or actions. In this concept, the two additional billboards along Roosevelt Road would be removed as part of the consideration of the right being requested on the subject properties. The Plan Commissions role is to look at the zoning matters associated with the outdoor advertising. Mr. Heniff noted the properties are zoned Conservation/Recreational (C/R) District. As of 1959, there are provisions that limit such billboards to properties that had M-1 (manufacturing) zoning. At this time such signs would require I Limited Industrial zoning. Mr. Heniff stated there will need to be number of Text Amendments to the Sign Ordinance. There are two provisions to consider, automatic changeable copy and off-premises advertising signage text. There were several workshop sessions regarding automatic changeable copy. Currently, no automatic changeable reader boards shall exceed 16 square feet in selected locations. These signs will be approximately 14 x 48 (672 square feet) so they are substantially different than what is within code. The proposed site locations are far removed from residences. They Village of Lombard Page 8 Plan Commission Minutes April 27, 2015 border a golf course, the east branch, industrial properties, and forest preserves. The final location, height, size and how the boards will look along Interstate 355 will be some of the factors to consider in the final analysis. The Comprehensive Plan has identified the area for public and institutional uses noting the sewage treatment plant. By referencing a diagram of various billboard configurations, Mr. Heniff discussed several designs to consider for the final analysis. Also as part of the analysis, code provisions should include requirements to limit any such signage to I Limited Industrial zoning district properties that abut limited access interstate highways. Chairman Ryan asked how far the residents would be from a billboard. Mr. Heniff estimated residents would be approximately two to three hundred feet away. Chairman Ryan noted ACC signs can be bright and would want more information on the effect to residents. Mr. Heniff agreed. Commissioner Burke said he feels this is a poor addition to the area. He noted the wetlands and good condition of the land and habitat. He asked where the next closest billboard is. Mr. Heniff said there are not many billboards along I-355 and the closest may be along Lake Street. Commissioner Burke said he is against this project. Commissioner Sweetser noted the billboards that were amortized on North Avenue and she thought the goal was to be billboard free. She was not in support of the project either. Commissioner Cooper said she agrees with the comments so far. She is not in favor of changing the zoning and adding billboards. Commissioner Flint said he agrees with the previous comments. Mr. Heniff asked if it is better to have billboards on the proposed site, rather than Roosevelt Rd, and be further from residents. Commissioner Burke said no because Roosevelt Road has always had those billboards and it is a commercial area. He feels the proposed area is a gateway to Lombard and would be noticed greatly. Chairman Ryan said he thinks it is a good idea to get rid of the billboards and doesn’t understand why we would add more. Commissioner Mrofcza agreed and said he finds them distracting. Village of Lombard Page 9 Plan Commission Minutes April 27, 2015 Adjournment A motion was made by Commissioner Flint, seconded by Commissioner Olbrysh, to adjourn the meeting at 9:30 p.m. The motion carried by the following vote: Aye: 6- Ronald Olbrysh, Martin Burke, Ruth Sweetser, Andrea Cooper, John Mrofcza, and Stephen Flint __________________________ Donald F. Ryan, Chairperson Lombard Plan Commission __________________________ Jennifer Ganser, Secretary Lombard Plan Commission Village of Lombard Page 10