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, July 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 5 - Donald F. Ryan, Martin Burke, Ruth Sweetser, Andrea Cooper, and John Mrofcza Absent 2 - Ronald Olbrysh, and Stephen Flint Also present: William Heniff, AICP, Director of Community Development and Matt Panfil, AICP, Sr. Planner. Chairperson Ryan called the order of the agenda. Public Hearings There were no public hearings. Business Meeting The business meeting convened at 7:31 p.m. Workshops Yorktown Area Redevelopment Mr. William J. Heniff introduced the workshop proceedings. To Village of Lombard Page 1 Plan Commission Minutes July 27, 2015 summarize the previous workshop, the convenience center north of the mall has experienced higher vacancy rates for the past several years. Experts are present to discuss current market trends and designs. Three key factors to be discussed are: KKR Partners - past and present conditions; Torti Gallas Architectural Firm - discuss design elements, and Village staff - conclude with tools available for the project. Ms. Donna Blair presented for KKR Partners that the goal is the long term sustainability of Yorktown Mall and that significant investment has been made over the past three years throughout the property and specifically within the mall. The options for the north section of the property including the vacant lot and the old Bamboo Room building was evaluated and it was determined that limitations exist due to the proximity to Highland Avenue and Butterfield Road. Accessibility, visibility and the sense of connection are lacking. For example, a major tenant, Land’s End, requested to move within the mall because they were dissatisfied with the convenience center location. Locating restaurants at the convenience center has also been a chronic problem with the latest closing about a year after opening. Fitness centers, medical offices and grocery stores were also considered, but with lack of a day time population and existing competition in the area, there were detrimental factors. Entertainment establishments also found the densification and exclusivity limiting factors. A live theater has barriers such as the massive upstart cost and the operating costs. Mr. Mark Falcone presented for Continuum Partners of Denver, Colorado. The firm coordinates design and construction of various types of retail, commercial, residential and transportation development. Mr. Falcone reviewed his and the firm’s experience. KKR has employed the company in the past to evaluate their investments. Belmar Mall in a suburb of Denver, Colorado, a comparable project to Yorktown was reviewed. Mr. Falcone stated that a development has a better success rate if it is enclosed or at least includes both sides to the street. In the case of the convenience center, including Grace Street in the development concept is important. The innovative effect that shopping malls had in the 1960’s has diminished. A framework of infrastructure that is accommodative to adaptive activity over time is necessary. Yorktown has compelling strengths in the design by Victor Gruen and the location at an active intersection. The amenity mix at Yorktown Mall is excellent. Mr. Falcone stated that the millennial generation is astute to environment and experiences. The mall is located in the center of 40 million square feet of office space with no residential offerings along the corridor. Village of Lombard Page 2 Plan Commission Minutes July 27, 2015 Mr. Tom Kiler of Continuum stated that a variety of transportation opportunities including auto, bus, bicycle and pedestrian is essential to appeal to potential clientele. There are a number of Fortune 500 companies located in the area and many of the office workers are either reverse commuting from Chicago or living further away from where they work. There is a large demand for mixed use residential with retail. The mall currently is situated in the midst of a lot of effective pieces and simply lacks the connection to these pieces. The vacancy rate of housing nearby is low and the population is expected to grow in the western suburbs. Product interest is expected in new developments connected to a more urban setting. The median age in the Village of Lombard has increased to forty from thirty-three in the 1990’s. It is expected that the younger generation will be looking for housing. Generally individuals that are renters become homeowners in the same area if the desired amenities are available. Mr. Falcone gave an overview of the desirability of an urban environment and the impact evolving technology has had on retail. The younger demographic is important to include as a vital portion of a development. A quarter of a mile radius is considered a neighborhood. Commissioner Sweetser asked Mr. Kiler how many acres was the Belmar project in Colorado. Mr. Kiler responded that the development had one hundred and four acres overall with twenty acres as part of phase one. Mr. Brian O’Looney of Torti Gallas gave an overview of the firm’s past experience and the market for the Millennial generation. Smaller rental units with more amenities and luxury are becoming standard. Availability to public transportation and connecting the bicycle path at Grace Street and Majestic Drive, which is depicted in the Village’s 2014 Comprehensive Plan to the proposed development, is considered a vital portion of the development due to the younger generation’s ambivalence towards cars. Mr. Russ Whitaker III of Torti Gallas stated that the site plans presented are an overview of the proposed land use and not meant to impart any details. Mr. Heniff presented the public hearing process and the timetable associated with gaining approvals by the end of the year. Neighborhood outreach, stormwater review and traffic analysis is expected. He discussed land use and planning tools available to the Plan Commission as well as the use of form-based codes. Chairperson Ryan opened the meeting for comments among the Village of Lombard Page 3 Plan Commission Minutes July 27, 2015 Commissioners. Commissioner Sweetser stated that regardless of how Yorktown develops it would still have retail as its essence. She asked what the future of in-person retail is and if this is still going to be a shopping center regardless of how it’s integrated with community. She stated the Yorktown is considered a regional shopping mall as asked if this is still correct given the fact that there will be a very large community developed around it. She questioned how these two concepts mesh. Commissioner Sweetser also asked about the longevity of what has been proposed. Commissioner Mrofcza stated that human behavior can dictate what the demand is. The mixed use where we integrate communities seems to be hitting the nail on the head. His concern is if this is a trend or is this something we can plan on the long term. Chairperson Ryan acknowledged that the trend seems to be changing constantly but questioned if the proposed community is to be rentals or row homes. Mr. Falcone explained that there are durable patterns that have proved themselves over thousands of years. An urban block form and an infrastructure built around the grid is a very durable form that can adapt over time. The grid can accommodate most of all the form based codes. Ms. Blair stated that we talk a lot about how online sales are impacting brick and mortar retail. The amount of online sales represents only seven percent of sales. The Millennials like to understand what they are buying and be part of the shopping experience. Mr. O’Looney addressed Commissioner Sweeters’s question regarding Yorktown as a regional shopping mall. He explained that they are creating a place to be distinctive among its competitive set. It would give an advantage over the other regional retail offerings in the area. Culturally it will change and be a new dynamic. It will be one you can impact and it will create a lot of opportunities. Commissioner Cooper stated that she would support a form base code and is familiar with the concept. Including Leed and ecological sustainability in the process is encouraged. Traffic analysis is needed to avoid creating congestion. The population increase can impact the schools. They should consider creating a bike/ped feature that incorporates the Village bicycle plan that is underway as opposed to tacking on a spur. Village of Lombard Page 4 Plan Commission Minutes July 27, 2015 Commissioner Burke stated that he was looking forward to seeing more specifics about the project tying into the neighborhood. Comments regarding starting the project at the north and migrating to the south are a concern. Commissioner Burke questioned if the project is to be constructed in phases and if the owner is to develop the project or if someone else is to be brought in. Addressing a comment about tying in the existing apartments at Highland and 22nd at some point in the future, they should be tied in from the beginning. The Westin seems very remote from the mall and should be addressed. Commissioner Copper commented that the project should be unique. Chairperson Ryan stated that the Commission is not interested in “big box” development that the project should have a smaller scale neighborhood feel to it. The concept needs to work today and twenty years from now as well. Commissioner Sweetser questioned why the examples presented worked and why other developments that are similar have failed. The grid format could be a key but there should be analysis of the area to ensure the project will work for Lombard. Commissioner Cooper emphasized the importance of Grace Street as the corridor to enter the development. Mr. Falcone responded that the ownership determined if the project was viable and supported by the Village, the area would be separated out as an independent enterprise. Continuum would not be the vertical developer but function in a master developer role. Commissioner Burke questioned the filing date by the end of the year. The Commission can support the idea but requires more details to support the development. By inserting a neighborhood shopping center within a regional mall, barriers could be unintentionally created for the Village wide population. Approval of Minutes There were no minutes to approve. Public Participation There was no public participation. DuPage County Hearings Village of Lombard Page 5 Plan Commission Minutes July 27, 2015 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. Adjournment A motion was made by Commissioner Sweetser, seconded by Commissioner Burke, to adjourn the meeting at 10:01 p.m. The motion carried by the following vote: Aye: 4- Martin Burke, Ruth Sweetser, Andrea Cooper, and John Mrofcza Absent: 2- Ronald Olbrysh, and Stephen Flint __________________________ Donald F. Ryan, Chairperson Lombard Plan Commission Village of Lombard Page 6 Plan Commission Minutes July 27, 2015 __________________________ Jennifer Ganser, Secretary Lombard Plan Commission Village of Lombard Page 7